Any owner of land which is within the corporate limits of the Village of Dwight or within 1 1/2 miles of such corporate limits on unincorporated land, wishing to divide the same into lots or to resubdivide for the purpose of sale or assessment, or both, or wishing to dedicate streets, alleys, or other lands for public use, shall follow the procedures and requirements of this chapter.
Prior to the submission of the preliminary plan of any proposed subdivision within the jurisdiction of this chapter, the subdivider shall make known his intentions to the Village Board. During this preliminary or pre-application stage, the following actions shall be taken:
A.
Action by the subdivider. The subdivider shall meet with the Village Administrator for the purpose of presenting a general outline of his proposal, including but not necessarily limited to the following:
(1)
Written notification. Written notification in the form of a letter of intent from the subdivider to the Village Clerk establishing the subdivider's intent to develop the land.
(2)
General subdivision information. General subdivision information that shall describe or outline the existing conditions of the site and the proposed development as necessary to supplement the submitted plans. This information shall include data on existing covenants, land characteristics, and available community facilities and utilities; and information describing the subdivision proposal, such as number of residential lots and units broken down by type and bedroom count, typical lot width and depth, price range, business areas, school, playground and park areas, and other public areas, proposed protective covenants and proposed utilities, street improvements and soil boring test results.
(3)
Sketch plan. A plan on a topographic survey that shall show in simple sketch form the proposed layout of streets, lots and other features in relation to existing conditions. The sketch plan may be a free hand (or better quality) sketch made directly on a print of the topographic survey. The sketch plan shall include the existing topographic data and contours of not less than five-foot intervals. This shall be attached to U.S.G.S. topographic data.
(4)
Tentative engineering proposals. Tentative engineering proposals regarding water supply, sewage disposal, stormwater drainage, and street improvements.
B.
Action by the Village. The Village Administrator shall discuss the proposed subdivision with the subdivider and so advise of any Village plans or projects which might affect the proposed subdivision, the procedural steps, design and improvement standards, and the general planning requirements. After which, the Village Administrator in conjunction with the Village Engineer shall proceed with the following investigations:
(1)
Zoning check. Check the existing zoning of the tract and advise the subdivider if a zoning change is necessary or desirable.
(2)
Public facility impact. Determine the adequacy of existing or proposed schools, parks, and other public spaces in the vicinity of the proposed subdivision.
(3)
Site inspection. Inspect the site or otherwise determine its relationship to major streets, utility systems, and adjacent land uses, and determine any unusual problems in regard to topography, utilities, flooding, etc.
(4)
School sites. Advise the developer of the potential acreage allotment, or funds in lieu thereof, to be donated and utilized for public school sites based upon the developer's estimates of the number and type of dwelling units to be constructed, the potential needs of each affected school district, and the Comprehensive Plan or Official Map of the Village of Dwight.
(5)
Comprehensive Plan conformity. Advise the developer of the Comprehensive Plan which delineates the areas to be served by either public and/or private water and/or sanitary sewer service. This will determine the feasibility of the proposed subdivision, the sizes of the utilities, and the lots therein.
A.
Action by the subdivider. The subdivider shall cause to be prepared a preliminary plan, which plan shall include all of the property owned or controlled by the applicant, which properties are adjacent to or considered to be contiguous to the proposed subdivision, together with improvement plans and other supplementary material as specified shall be submitted to the Village Clerk, with written application for approval. Accompanying this preliminary plan shall be a School Demographic Study, prepared in accordance with § 250-8.03 of this chapter. Seven copies of the preliminary plan and all accompanying documentation including the School Demographic Study and the required filing fee shall accompany the application.
B.
Action by the Plan Commission. The Village Administrator shall refer the preliminary plan to the Dwight Plan Commission to schedule a public hearing. The Plan Commission shall obtain the required recommendations from the affected school districts and other Village officials as necessary. The Plan Commission shall:
(1)
Make recommendations. Approve, conditionally approve or disapprove the proposed preliminary subdivision plan and submit its written recommendations, which shall include the recommendations of the Village Engineer, to the Village Board of Trustees and subdivider; or
(2)
Advise subdivider. If the Plan Commission finds that changes, additions or corrections are required on the preliminary plan, the Plan Commission shall so advise the subdivider in writing. The subdivider may resubmit the preliminary plan to the Plan Commission without paying an additional fee, for its consideration at the next meeting of said Commission. The Plan Commission shall at said meeting approve or disapprove the preliminary plan and submit its recommendation in writing, which shall include the recommendations of the Village Engineer and Village Administrator, to the Village Board of Trustees and the subdivider.
(3)
Notification to subdivider. The Plan Commission shall notify the owner or subdivider in writing as to the time and place of the Plan Commission meeting of which he will be afforded an opportunity of being heard.
C.
Action by the Village Board. The Village Board of Trustees shall accept or reject said plan within one month after its next regular meeting following the action of the Plan Commission. The applicant and the Village Board of Trustees may mutually agree to extend the one-month period.
(1)
Qualifications of approval. The following qualifications shall govern approval of the preliminary plan:
(a)
Approval of a preliminary Plan by the Dwight Plan Commission and the Village Board of Trustees is tentative only, involving merely the general acceptability of the layout as submitted.
(b)
The Dwight Plan Commission and Village Board of Trustees may require such changes or revisions as are deemed necessary in the interest of the needs of the community.
(c)
Approval of the preliminary plan shall be effective for a maximum period of three years, unless upon application of the developer, the Village Board of Trustees grants an extension. The application for said extension shall not require an additional filing fee, or the submittal of additional copies of the plan of subdivision.
(2)
Notice of approval. Upon approval of the preliminary plan by the Board of Trustees, the following Notice of Approval shall be stamped upon four prints thereof, and required signatures affixed:
NOTICE OF APPROVAL OF PRELIMINARY PLAN |
|---|
"Notice is hereby given that the preliminary plan of a subdivision shown hereon has received conditional approval by the Board of Trustees of the Village of Dwight, Illinois, and upon compliance by the subdivider with requirements or qualifications governing the approval of preliminary plans and with other revisions and, stipulations that may be required, the Board of Trustees will receive the final plat for consideration when submitted by the subdivider in such form and within such time as required by this chapter." |
NOTICE OF DISAPPROVAL OF PRELIMINARY PLAN |
|---|
The Board of Trustees of the Village of Dwight, Illinois |
Date __________ 20__________ |
By President |
Attest Village Clerk |
"Notice is hereby given that the preliminary plan of a subdivision shown hereon has been disapproved by the Board of Trustees of the Village of Dwight, Illinois. The reasons for disapproval are as follows:" |
D.
Distribution of approved plans. Ten prints of such approved preliminary plan shall be distributed by the Village Clerk as follows:
(1)
One print shall be sent to the Plan Commission;
(2)
One print shall be sent to each affected school district;
(3)
One print shall be sent to the Village Engineer;
(4)
Six prints shall be retained by the Village Clerk for filing and departmental use; and
(5)
One print shall be returned to the subdivider.
A.
The purpose of the preliminary plan is to allow the Plan Commission, the Board of Trustees, and other public bodies to determine whether the proposed layout of the land in question is satisfactory from the standpoint of the public interest. The preliminary plan shall be prepared by a qualified professional, trained and experienced in the layout of subdivisions.
B.
The following graphic and descriptive items are normally required to be shown on the preliminary plan and the accompanying application for approval. The lack of information under any item specified herein, unless waived or improper information supplied by the applicant, shall be cause for disapproval of a preliminary plan.
(1)
Application for approval. Written application by the owner, or his agent, for approval shall accompany each preliminary plan and contain the following information:
(a)
Name for file identification.
[1]
Name of subdivision if property is within an existing subdivision.
[2]
Proposed name if not within a previously platted subdivision. The proposed name shall not duplicate the name of any plat previously recorded in Livingston County.
[3]
Name of property if no subdivision name has been chosen. (This is commonly the name by which the property is locally known.)
(b)
Location and description of property. Location of property by government lot, section, township, range, and county.
(c)
Basic facts and proposal pertaining to the property.
[1]
Size of tract in acres or of existing lots, if any, in square feet.
[2]
Existing zoning classification of property and any rezoning proposed to be requested.
[3]
Number of lots proposed in subdivision.
[4]
Area of lots proposed; minimum, average, and maximum.
[5]
Proposed linkage with water and sewer facilities.
[6]
Any other proposals, such as parcels of land intended to be dedicated, conveyed, or reserved for public use, and the conditions proposed for such disposal and use.
[7]
Drainage area that goes through the property being subdivided from the outside of the developed land.
(d)
Information as to ownership, preparation of plat, and subdivision.
[1]
Name and address, including telephone number of legal owner or agent of property and citation of last instrument, conveying title to each parcel of property involved in the proposed subdivision, giving grantor, grantee, date, and land records reference.
[2]
Citation of any existing legal rights-of-way or easements affecting the property.
[3]
Existing covenants on the property, if any.
[4]
Name and address, including telephone number, of the professional responsible for the subdivision design shall be shown on the preliminary plat as submitted - Registered Professional Engineer of Illinois, responsible for the design of public improvements, and Registered Illinois Land Surveyor, responsible for surveys.
(2)
School demographic study and determination of acreage allotment.
(a)
Demographic study requirements. A school demographic study shall be prepared by the subdivider and shall be submitted for approval in conjunction with the preliminary plan. It shall include, but need not be limited to the following:
[1]
The number and types of dwelling units to be constructed upon approval of the plan, the density of such dwelling units on the land, and a breakdown of each type of dwelling unit by the number of bedrooms.
[2]
Estimates of the number of children to be generated from the different types of dwelling units based on general standards approved by and on file with the Village of Dwight.
[3]
Estimates of the number of children to be generated in each school classification of each school district situated wholly or partially within the area depicted in any such plat.
(b)
From the estimates made in this school demographic study, the subdivider shall estimate the added acreage necessitated for each school classification of each school district for school sites resulting from the estimated additional school children to be generated from the particular subdivision. Such estimate shall be in accordance with the following:
[1]
Each school district's official policy as to the various school classifications of the district, the maximum recommended number of students for each school classification, and the minimum recommended number of acres for school sites under each such school classification shall be as filed with and as approved by the Village Board.
[2]
Estimates by the subdivider of this added acreage requirement shall be herein referred to as the "acreage allotment" as to each such school classification.
[3]
The acreage allotment for each school district and school classification shall be determined by obtaining the ratio of the estimated children to be served in each school.
(c)
Determination of acreage allotment. Final determination of such acreage allotment may be made by the Board of Trustees based upon the demographic information submitted to the Village Board by the affected school districts.
(3)
Accompanying documentation required. The preliminary plan of subdivision shall be accompanied by:
(a)
Annexation statement. A statement that the proposed subdivision (where contiguous) is or is not to be annexed to the Village.
(b)
Preliminary plan for sewer and water. Either a preliminary engineering plan for sewer, water and storm sewers or a written statement setting forth general plans for such improvements and indicating the method to be employed to overcome particular problems that may be encountered with the development of the proposed subdivision.
(c)
Soils analysis. A soils analysis for each proposed subdivision shall be completed by an engineer registered in the State of Illinois and shall be of sufficient scope to point out potential ground absorption, runoff, flooding deficiencies, the presence of unstable soils or of soils of such low bearing capacity as to constitute problems for conventional construction, or the presence of subsurface rock that would affect the installation of underground improvements on the provisions of aboveground improvements. If the subdivision contains questionable soil and, in the opinion of the Village Engineer, additional soil investigations, borings or other soil tests are necessary to determine the nature and extent of such questionable material, the owner or developer shall retain or cause to be retained the services of a competent testing laboratory to perform the needed investigations.
(d)
Protective covenants. Draft of protective covenants, whereby the subdivider proposes to regulate land use in the subdivisions and otherwise protect the proposed development.
(4)
Drawings and data required. The preliminary plan and required accompanying maps shall be drawn on reproducible medium in a manner that clear and legible prints can be made therefrom, and shall be at a scale of not more than two hundred feet to the inch, it shall show all existing conditions required below and shall show all proposals including the following:
(a)
Identification and description. Identification and Description shall be as follows:
[1]
Name of the subdivision. Not a duplication of a name of any plat heretofore recorded in the Village or in Livingston County, Illinois.
[2]
Location of the subdivision. Location by section, township, and range, or by other approved legal description, including present tract designation according to official county records.
[3]
Survey of the subdivision. Boundary line survey on an accompanying map which is prepared and certified by a registered land surveyor.
[4]
Designer of the subdivision. Name and address of the site planner and/or engineer.
[5]
Owner of the subdivision. Name and address of the owner and/or subdivider.
(b)
Existing conditions. Data required as a basis for the preliminary plan shall include existing conditions as follows, except when otherwise specified by the Plan Commission.
[1]
Boundary lines. In accordance with Subsection B(4)(a)[3] above.
[2]
Total acreage. Within the boundary lines.
[3]
Existing zoning districts. Both in proposed subdivision and adjacent tracts.
[4]
Existing improvements. Location, widths, and names of all existing or previously platted streets or other rights-of-way showing type of improvement (if any), railroad and utility rights-of-way, parks and other public open spaces, permanent buildings and structures and their street address numbers, easements, and section and corporate lines within the tract and to a distance of 100 feet beyond the tract.
[5]
Utilities on and adjacent to the tract. Location and size of existing sewer lines, 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 locations and surface and invert grade elevations of catch-basins, manholes, and fire hydrants. If water mains and sewers are not on or adjacent to the tract, indicate the direction and distance to, and the size of nearest usable facilities.
[6]
Location map. Drawn at a scale of not less than one inch equals 1,000 feet or larger, showing boundary lines of adjoining unsubdivided or subdivided land within an area bounded by nearest arterial streets or other natural boundaries, but not less than 500 feet beyond the subdivisions located beyond the Village limits, identifying type of use and ownership of surrounding land and showing alignments of existing streets.
[7]
Topographic data. Data including existing contours at vertical intervals of not more than two feet, except in unusual topographical conditions, such vertical intervals may be required to be altered as determined by the Village Engineer (topographic data shall refer to United States Geodetic Survey or adjusted Village of Dwight Datum).
[8]
Other conditions on the tract. Watercourses, marshed, rock outcrop, wooded areas, isolated preservable trees one foot or more in caliper at one foot above ground level, houses, barns, shacks, and other significant features.
[9]
Reference to monuments. Locations of or reference to locations of existing monuments or survey markers used in preparation of survey and grade elevation of each bench mark.
[10]
Proposed public improvements. Highway or other major improvements planned by public authorities for future construction on or near the tract.
[11]
Easements. Location, width, and purpose.
[12]
Other conditions on adjacent land. Approximate direction and gradient of ground slope, including any embankments or retaining walls, character and location of buildings, railroads, power lines, towers, and other nearby nonresidential land uses or adverse influences; and owner of adjacent unplatted land (for adjacent platted land refer to subdivision plat by name, recording date, and number and show approximate percent built-up, typical lot size and dwelling type).
[13]
Drainage area that goes through the property being subdivided from the outside of the developed land.
(c)
Subdivision design features. Subdivision design features shall be as follows:
[1]
Accord with Comprehensive Plan. The preliminary plan shall be in accord with the Comprehensive Plan as amended from time to time.
[2]
Proposed zoning changes. The Village of Dwight zoning districts proposed for the subdivision shall be shown.
[3]
Layout of streets. Showing right-of-way widths and street names (not duplication the name of any street heretofore used in the Village or its environs unless such street is an extension of or in line with an already named street in which event that name shall be used) and showing proposed through streets extended to the boundaries of the subdivision and approximate grades and gradients. The street numbering system as adopted by the Village shall be adhered to.
[4]
Other rights-of-way. Location of width of pedestrian ways, and utility easements.
[5]
Location of utilities. If not shown on other exhibits.
[6]
Lotting: layout. Total number of lots, and dimensions on the lot containing the minimum width and depth and on the lot containing the maximum width and depth, lot numbers and block numbers.
[7]
Sites to be reserved or dedicated. Sites, if any, to be reserved or dedicated for schools, parks, playgrounds or other public uses. Such sites shall be designated by letter or number.
[8]
Setback lines. Minimum front and side street building lines indicating dimensions.
[9]
Sewers and drainage.
[a]
Proposed location of sewer lines and stormwater drains and proposed method of sewage and waste disposal including sufficient information to show the intent of surface drainage and detention and/or retention facilities conforming to minimum standards of the Village of Dwight.
[b]
Such layout shall show the storm and sanitary sewers, stubs, valves, line hydrants and water mains including size, capacity and location. Included with this shall be specifications for the storm and sanitary sewers and water mains and a written statement by the subdivider or his engineer describing the adequacy of these proposed facilities as well as the effect they will have on existing or future facilities.
[10]
Drainage plan. Proposed location and direction of flow for lot drainage systems within blocks where natural drainage must be maintained. If deemed necessary by the Plan Commission, detailed grading plans of blocks and lots will be required as part of the construction plans for the subdivision.
[11]
Land use intent. Sites, if any, for multifamily dwellings, shopping centers, churches, industry, or other non-public uses exclusive of single-family dwellings.
A.
Construction plans required. After the approval of the preliminary plan and prior to filing an application for approval of the final plat, the subdivider shall submit to the Village Clerk three complete sets of construction plans and specifications for the land improvements required by this chapter along with a single estimate of the cost of the proposed improvements. Said plans and specifications shall bear the seal of the design engineer and shall include the following documents:
(1)
Topographic map. A topographic map of the proposed subdivision at a minimum scale of one inch equals 200 feet, the limits of which shall extend at least 100 feet beyond the limits of the proposed development or a grading plan of the subdivision showing the existing grades, the flood grade of the proposed structures, the direction of flow of surface runoff, the finished grade of all corners of a lot, etc.
(2)
Construction drawings. Construction drawings with a minimum horizontal scale of one inch equals 50 feet and a vertical scale of one inch equals five feet. Existing and proposed construction are to be shown on these drawings.
(3)
Detail sheets. Detail sheets of the Village of Dwight showing the various standards for streets, manholes, catch basins, valve boxes, sewer and water services, shall be attached to and made a part of the subdivider's construction drawings.
(4)
Specifications. Complete set of specifications covering the work to be done.
B.
Construction plans approval.
(1)
The Village Clerk shall forward two complete sets of such copies of construction plans and specifications for land improvements and grading plans to the Village Engineer.
(2)
Review by Village Engineer. The Village Engineer and other public officials having jurisdiction shall approve such engineering and specifications or set forth the revisions necessary for approval. Based upon the conditions of approval of the plans and specifications the subdivider shall have prepared, by a registered engineer, final plans and specifications covering such required land improvements. Such plans and specifications shall be approved by the Village Engineer and other public officials having jurisdiction and such approval shall be certified on the final plat.
A.
Installation required. After approval of the preliminary plan by the Village Board, and after approval of the plans and specifications for required improvements by the Village Engineer, and Board of Trustees, the subdivider shall install street and utility improvements, and other improvements indicated on the plan, in accordance with specifications hereinafter provided. If such improvements are not installed as required at the time the final plat is submitted for approval, the subdivider shall, before the recording of his plat, enter into a contract with the Village of Dwight agreeing to install the required improvements. Such contract shall be in such form as required by § 250-8.06 of this chapter.
B.
Deeding of improvements. All underground public improvements up to the property line shall be deeded over to the Village of Dwight and become the property of the Village after approval by the Village Engineer and when accepted by resolution of the Village Board. All labor and material for installing underground public improvements shall be furnished by the subdivider. All testing required for acceptance shall be done by the subdivider under the supervision of the Village Engineer.
The requirements of this section shall be complied with prior to the approval and recording of a final plat of subdivision.
A.
Action by the subdivider. Prior to the filing of an application for a final plat, the subdivider shall submit the following to the Village Clerk:
(1)
Statement of agreement. A statement of agreement that:
(a)
The land improvements, required by this chapter, shall be completed by the owner or subdivider in accordance with the plans and specifications approved by the Village Engineer.
(b)
Four sets of as built plans, as required by § 250-8.07 herein, shall be submitted by the owner or subdivider.
(c)
If payment of in lieu funds is to be made on an installment basis, the subdivider shall inform the Building Department in writing, within five days of any such initial occupancy of a family unit and also submit any such payment concurrent therewith to the Village Collector for ultimate payment to the appropriate school district.
(d)
All improvements, and the as built plans of said improvement, shall be completed by the owner or subdivider within two years following approval of the final plat by the President and Board of Trustees.
(e)
That no home in any block shall be occupied for longer than nine months without all sidewalks, curb and gutter, and roadway base and surfacing being completed for the entire block by the owner or subdivider, or whenever at least 75% of a designated block has completed homes on it, then the owner or subdivider shall have completed constructing all of the sidewalks, curb, gutter and street pavements in that block.
(2)
Letter of credit. An irrevocable Letter of Credit naming the Village of Dwight as beneficiary thereto. Said letter of Credit shall be from a sound and reputable banking or financial institution authorized to do business in the State of Illinois. Said Letter of Credit shall be in effect for the length of time required to complete the public improvements and in an amount sufficient to cover the costs of all land improvements as required by ordinance. Said Letter of Credit shall be reviewed by the Village Attorney and meet the approval of the President and Board of Trustees.
B.
Action by the Village Clerk. The Village Clerk shall not certify the approval of the President and the Board of Trustees on the final plat until the requirements of this section have been completed.
C.
Guarantee of completed improvements.
(1)
Upon completion of the improvements covered by the Letter of Credit, the subdivider shall notify the President and Board of Trustees in writing and request inspection of the complete improvements. The subdivider shall submit, with the request for inspection, an as built plan covering the improvements to be accepted. Said as built plan shall meet the requirements of § 250-8.07 herein. After the improvements have been inspected by the Village and found to be complete, but before acceptance by the Village Board, the subdivider shall furnish a Letter of Credit, guaranteeing the improvements against faulty workmanship and/or materials for a period of one year after acceptance. Said Letter of Credit shall be of an amount equal to at least 10% of the total cost of the improvements to be accepted.
(2)
Since a Letter of Credit is already on file guaranteeing completion of the same improvements, the subdivider need not furnish the Letter of Credit before acceptance by the Village Board. However, said acceptance by the President and Board of Trustees shall release an amount equal to not more than 90% of the original Letter of Credit to enable the subdivider to furnish a new Letter of Credit equal to 10% of the cost of the improvements for one year after acceptance.
D.
Letter of credit required.
(1)
The Letter of Credit shall be substantially in the same form as shown herein:
LETTER OF CREDIT | |
THE __________ BANK OF __________ | |
(Name) | |
DATE: __________ | |
The Village of Dwight, Illinois | |
Gentlemen: | |
We hereby authorize you to draw at sight on the (Name of bank) of _____ up to an aggregate amount of _____/100 United States Dollars, for account of: _______________ | |
(Name of Developer) | |
This Letter of Credit is available against presentation of your draft accompanied by: a signed statement by the Village Engineer of the Village of Dwight, Illinois, that (Name of Developer) has failed to complete the required construction of street and off-site improvements for Subdivision, in accordance with Village Specifications and the Letter Agreement, dated __________, __________, by the Village of Dwight, Illinois, and | |
This credit is subject to the "Uniform Customs and Practice for Documentary Credits, (1962 Revision), International Chamber of Commerce Brochure No. 222." | |
We hereby agree to honor each draft drawn under and in compliance with the terms of this credit, if duly presented (together with the documents as specified) at this office in Illinois, on or before _______________. | |
Drafts under this credit should bear upon their face the words: "Drawn Under the _____ (Name of __________ of __________, Credit No. __________ Bank) | |
dated ______________, ________." | |
A.
Acceptance of improvements by resolution. Upon the completion of construction of any public improvements required by this chapter, in conformance with approved engineering plans and specifications, the subdivider shall prepare and submit to the Village Clerk four sets of as built plans and certification by the Village Engineer that such public improvements have been satisfactorily completed in accordance with the approved engineering plans and specifications. The Village Board will enact a resolution accepting said improvements.
B.
Final plat approval not acceptance of improvements. If any final plat of subdivision contains public streets or thoroughfares which are therein dedicated as such, whether located within the corporate limits of the Village, or all or in part outside thereof, or contains existing streets located outside of said corporate limits, the approval of the final plat by the Board of Trustees or the subsequent annexation of the property to the Village shall not constitute an acceptance thereon or therein, irrespective of any act or acts by an officer, agent, or employee of the Village with respect to such streets or improvements. The acceptance of such streets or thoroughfares shall be made only by the adoption of a resolution by the Board of Trustees, after there has been filed with the Village Clerk a certificate by the Village Engineer certifying that all improvements required to be constructed or installed in or upon such streets or thoroughfares, in connection with the approval of the plat of subdivision by the Board of Trustees, have been fully completed and the construction or Installation thereof has been approved by him.
A.
Action by the subdivider.
(1)
Application to Village Clerk. Application for approval of the final plat including all engineering drawings shall be submitted in writing to the Village Clerk and shall be accompanied by the fee and engineering review as required in these regulations. The application shall be submitted at least 10 days prior to the regular meeting of the Plan Commission for its review and recommendations for approval or disapproval.
(2)
Conformance with preliminary plan. The final plat shall conform substantially to the preliminary plan as approved and, if desired by the subdivider, it may constitute only that portion of the approved preliminary plan which he proposes to record and develop at the time; provided, however, that such portion conforms to all requirements of these regulations.
B.
Action by the Plan Commission. Within two months after its meeting, at which the application for approval of the final plat is reviewed, the Plan Commission shall recommend approval or disapproval to the Village Board. If the Plan Commission recommends approval, it shall affix upon the plat the certifying signature of its Chairman. If it recommends disapproval, it shall set forth its reasons in its own records and provide the applicant with a copy.
C.
Action by the Board of Trustees.
(1)
Plat submitted to Board of Trustees. After the Plan Commission makes its recommendation concerning the final plat to the Village Board and the fulfillment of the requirements of these regulations, one tracing of the final plat of the subdivision, drawn in ink or tracing cloth or mylar drafting film not to exceed 36 inches by 48 inches in size, shall be submitted to the Village Board of Trustees for approval or disapproval.
(2)
Action by Board of Trustees. Action must be taken by the Village Board of Trustees within two months after the meeting at which the final plat and all drawings, maps and other documents required have been submitted for its final determination. The applicant and the Village Board of Trustees may mutually agree to extend the two-month period.
(3)
Approved plat copies. Upon approval by the Board of Trustees, the Village Clerk shall receive from the subdivider one cloth or mylar reproducible print and three contact prints of the approved supporting documents. The cost of such prints and copies of documents shall be paid by the subdivider.
(a)
One contact print of the final Plat, when applicable one copy of the accompanying protective covenants and one copy of the supporting documents shall be delivered to the Plan Commission;
(b)
One contact print and all specifications, drawings, and estimates shall be delivered to the Village Engineer; and
(c)
One transparency print and one contact print and all other supporting documents shall be retained by the Village Clerk.
D.
Filing of final plat.
(1)
Filing with county. Upon approval by the Village Board of Trustees, the Developer shall record the plat with the Livingston County Recorder within three months. If construction does not begin within five years from approval, such plat shall be null and void.
(2)
Filing for local record. The final plat in exact form as approved by the Board of Trustees, and as filed with the Livingston County Recorder, shall be filed for local record by the Village Clerk. Such local file copy shall bear the appropriate documentation number as assigned by the Livingston County Recorder.
E.
Drawings and data for final approval. The final plat shall be accurately drawn in ink on tracing cloth or Mylar drafting film, in a manner that clear and legible transparent or contact prints or photostatic copies can be made. The final plat shall be at a scale of 100 feet to the inch on sheets not to exceed 36 inches by 48 inches. Where necessary, the plat may be drawn on several sheets accompanied by an index sheet showing the entire subdivision. For large subdivisions, the final plat may be submitted for approval progressively in contiguous sections satisfactory to the Plan Commission. The final plat shall show the following:
(1)
General information. General information shall be as follows:
(b)
Layout of streets. Showing right-of-way widths and street names (not duplicating the name of any street heretofore used in the Village or its environs unless such street is an extension of, or in line with, an already named street in which event that name shall be used) and showing proposed through streets extended to the boundaries of the subdivision.
(c)
Other rights-of-way. Location and width of alleys, pedestrian ways, and utility easements.
(d)
Sites to be reserved or dedicated. Sites to be reserved or dedicated for schools, parks, playgrounds or other public uses, or for the exclusive use of property owners within the subdivision. Such areas shall be designated by letter or number and by legal description.
(e)
Accurate dimensions. Accurate angular and lineal dimensions for all lines, angles, radii, and arcs used to describe all boundaries including perimeter survey of tract, streets, easements, areas to be reserved or dedicated 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). Angular error shall not exceed plus or minus 20 seconds. Lot lines to show dimensions in feet and hundredths, and when angle occurs in any lot line between lot corners, the measurement of the angle shall be shown in degrees, minutes, and seconds. The final plat shall show accurately the location of all permanent lot markers as actually installed.
(f)
Control points. True angles and distances to the nearest established street lines and official monuments (not less than three), which shall be accurately described in the plat by location, size and elevation, to which all dimensions, angles, bearings, and similar data on the plat shall be referred.
(g)
Identification system. An identification system of all blocks and lots using consecutive numbers for lots within a block and, where applicable, a street address number in accord with current Village policies.
(h)
Correlation with existing boundaries. Municipal, township, or section lines accurately correlated to the lines of the subdivision by distances and angles.
(i)
Location of monuments. Accurate location of all monuments which shall be placed at all block corners, angle points, and at intermediate points as shall be required by the Village Engineer, and installed in such a manner that they may be located by a licensed surveyor. All U.S.G.S., State, County, Village, or other official bench marks, monuments, or triangulation stations in or adjacent to the property shall be preserved in precise position.
(j)
Covenants. Protective covenants, or filed as an accompanying document in form for recording.
(k)
Setback lines. Proposed building setback lines on all lots and other sites.
(l)
Name of Subdivision.
(m)
Location. By section, township, and range.
(n)
Title, scale, north arrow, date.
(o)
Certification. Certification by a registered land surveyor certifying to the accuracy of the survey and plat.
(p)
Other data. Such other certificates, affidavits, endorsements, or dedications as may be required by the Plan Commission in the enforcement of these regulations.
(2)
Certification required. The application for approval of the final plat shall not be deemed completed until the following certificates, other than the Village Clerk Certificate, have been duly executed:
(a)
Owner's certificate*.
STATE OF ILLINOIS | ) |
COUNTY OF LIVINGSTON) | SS |
This is to certify that the undersigned is the owner of the land described in the annexed plat, and has caused the same to be surveyed and subdivided, as indicated thereon, for the uses and purposes therein set forth, and does hereby acknowledge and adopt the same under the style and title thereon indicated. | |
The undersigned hereby dedicates for public use the lands show thoroughfares, streets, alleys, and public services, and hereby also reserve for the Illinois Telephone | |
Company and the Public Service Company, (Name), the easement provisions which are stated on their standard form which is attached hereto. | |
Title | |
Address | |
Dated this ________ day of _____________, ________. | |
*Corporate owner's certificate should be accompanied by a corporate form of acknowledgment. | |
(b)
Notary certificate.
STATE OF ILLINOIS | ) |
SS | |
COUNTY OF LIVINGSTON | ) |
I, ___________________, a Notary Public in and for said County, in the State aforesaid, do hereby certify that ______________________, personally known to me to be the same persons whose names are subscribed to the foregoing instrument as such owners, appeared before me this day in person and acknowledged that they signed the annexed plat as their own free and voluntary act for the uses and purposes therein set forth. | |
Given under my hand and Notarial Seal this __________, day of ___________________, ________. | |
Notary Public | |
(c)
Surveyor's certificate.
STATE OF ILLINOIS | ) |
SS | |
COUNTY OF LIVINGSTON | ) |
This is to certify that I, ______________________, Registered Illinois Land Surveyor No. _______, have surveyed and subdivided the following described property: | |
as shown by the annexed plat which is a correct representation of said survey and subdivision. All distances are shown in feet and decimals thereof. I further certify that all regulations enacted by the Board of Trustees relative to plats and subdivisions have been complied with in the preparation of this plat. | |
I further certify that no portion of said subdivision lies within 500 feet of watercourse tributary to 640 acres or more. | |
Given under my hand and seal at ________________, Illinois, this ___________ day of ________________. | |
Surveyor | |
(d)
Village Engineer.
STATE OF ILLINOIS | ) |
SS | |
COUNTY OF LIVINGSTON | ) |
I, ________________________, Village Engineer of the Village of Dwight, Illinois, hereby certify that the land Improvements described in the annexed plat and the plans and specifications therefor, meet the minimum requirements of said Village and have been approved by all public authorities having jurisdiction thereof. | |
Dated at Dwight, Livingston County, Illinois this __________ day of ______________, __________. | |
Village Engineer | |
(e)
County Clerk certificate.
STATE OF ILLINOIS | ) |
SS | |
COUNTY OF LIVINGSTON | ) |
I, ____________________, County Clerk of Livingston County, Illinois, do hereby certify that there are no delinquent general taxes, no unpaid forfeited taxes, and no redeemable tax sales against any of the land included in the annexed plat. | |
Given under my hand and seal at Pontiac, Livingston County, Illinois, this day of ____________, _________. | |
County Clerk | |
(f)
Plan Commission certificate.
STATE OF ILLINOIS | ) |
SS | |
COUNTY OF LIVINGSTON | ) |
This is to certify that the members of the Plan Commission have reviewed and approve the annexed plat. | |
Dated at Dwight, Livingston County, Illinois, this _________ day of ____________________, _____ | |
Chairman | |
Secretary | |
(g)
Certificate as to special assessments.
STATE OF ILLINOIS | ) |
SS | |
COUNTY OF LIVINGSTON | ) |
I, _____________________, Village Treasurer of the Village of Dwight, do hereby certify that there are no delinquent or unpaid current or forfeited special assessments or any deferred installments thereof that have been apportioned against the tract of land included in the plat. | |
Dated at Dwight, Livingston County, Illinois, this ___________, day of _______________, __________. | |
Village Treasurer | |
(h)
Plat certificate.
STATE OF ILLINOIS | ) |
SS | |
COUNTY OF LIVINGSTON | ) |
Approved by the Board of Supervisors of Livingston County, Illinois, this ________________ day of __________, _____. | |
Plat Officer | |
(i)
Village Clerk's certificate.
STATE OF ILLINOIS | ) |
SS | |
COUNTY OF LIVINGSTON | ) |
I, ________________________, Village Clerk of the Village of Dwight, Illinois, hereby certify that the annexed plat was presented to and by resolution duly approved by the Board of Trustees of said Village at is meeting held on ___________________, _________, and that the required bond or other guarantee has been posted for the completion of the improvements required by the regulations of said Village. | |
In witness whereof, I have hereto set my hand and seal of the Village of Dwight, Illinois, this __________, day of ___________________, _____. | |
Village Clerk | |
(3)
Subdivisions outside corporate limits. Except as otherwise required by statute, certification on final plats of subdivision located in the unincorporated areas within 1 1/2 miles beyond the Village limits shall be those required by the Village of Dwight Subdivision Regulations and the applicable certifications contained herein shall also be required.