Before submitting a preliminary plat, the applicant is encouraged to confer with the Administrative Officer, Planning Commission, and other official units of government affected thereby as well as those providing services to the area in question to initiate pre-planning activities and obtain information and guidance before entering into binding commitments or incurring substantial expense in the preparation of detailed plans, surveys and other data.
A subdivider desiring to subdivide a tract of land shall file copies of the Preliminary Plat with the Administrative Officer. The applicant shall furnish additional copies for evaluation and comment by other governmental agencies and organizations, as requested by the Planning Commission. The Administrative Officer shall then determine if the zone district classification(s) of the territory are correct and that the proposed subdivision complies with the applicable provisions of the Monroe County Zoning Code. The subdivider shall contact the Administrative Officer to obtain the number and size of copies to be submitted. All fees required for review shall be paid by the applicant.
A copy of deed to property shall be submitted when filing a Preliminary Plat. A copy of Deed Restrictions and Covenants shall accompany the Preliminary Plat. The Deed Restrictions shall be recorded in the County Clerk’s Office along with the Final Plat after Final Plat has been approved.
As required by Public Act 87-500, written approval from proper Road Authority regarding entrances onto State, County, or Road District Roads shall be submitted with plat. Also written approval from Local Health Department regarding sewage disposal systems for subdivision shall be submitted. (Subdivision Plat Review Application shall be completed.)
A Drainage Report shall be submitted and shown on separate copy of plat and signed by Registered Professional Engineer and Subdivider as specified in P.A. 87-500. Said report shall include at a minimum: All existing water courses, proposed revisions to water courses, all anticipated flow and drainage easements should be shown, statement that “This plan is preliminary, final determination of drainage control measures will be based on the site design and be provided with improvement plan.
The Monroe County Soil and Water Conservation District may comment on the Preliminary Plat within thirty (30) days after receiving the application. The comment shall be noted, in writing, and filed with the Administrative Officer. If comments are not received within thirty (30) days, the Planning Commission shall assume that the Soil and Water Conservation District has no objections to the proposed preliminary plat.
When the Preliminary Plat is being reviewed, the Planning Commission shall give notice and provide an opportunity to be heard to the following persons or groups at its next regularly scheduled meeting:
(A) 
Any person who requests notification of the meeting;
(B) 
Any property owner whose property is contiguous to the property, including property across the streets, railroads, creeks and similar barriers. This information shall be provided by the applicant to the Administrative Officer when filing the Preliminary Plat; and
(C) 
Any governmental district, agency, organization or taxing body which requests notification of the meetings.
The Planning Commission shall review the Preliminary Plat within sixty (60) days from the date of application or the filing of the last item of required supporting data, whichever is later, and shall forward the plat to the County Board with a recommendation that the plat be approved, approved with modifications, or disapproved, and giving the reasons for the recommendations made.
Five (5) copies of the approved Preliminary Plat shall be filed with the Administrative Officer and a copy signed by the County Board Chairman shall be returned to the subdivider by the Administrative Officer.
Preliminary Plat approval shall confer upon the subdivider the following rights and privileges:
(A) 
That the Preliminary Plat approval will remain in effect for a one (1) year period. The applicant may, during this period, submit all or part or parts of the Preliminary Plat for final approval. In the event that the subdivision is being developed in stages, the applicant may, by written mutual agreement with the County Board, have final approval of the last part of the plat delayed for a period not to exceed three (3) years from the date of the Preliminary Plat approval. Any part of a subdivision which is being developed in stages shall contain a tract of land at least one (1) block in area.
(B) 
That the general terms and conditions under which the Preliminary Plat approval was granted will not be changed for final approval, and that.
(C) 
The applicant may also proceed with any detailed improvement plans required for all facilities or utilities intended to be provided. Actual construction of such facilities and improvements may commence prior to Final Plat approval if the detailed improvement plans have been accepted by the County Engineer, provided that such facilities and improvements will be inspected throughout their construction, and Final Plat approval will be contingent in part upon acceptable compliance to county improvement and facilities standards. If the applicant does not submit the improvement plans prior to the submission of the final plat, then the applicant shall submit the improvement plans to the Administrative Officer at the time that the Final Plat is submitted.
[Ord. No. 00-19, 8-7-2000]
When a proposed subdivision is located within one and one-half (1 1/2) miles of the corporate limits of any municipality that has adopted and is enforcing subdivision regulations and has filed with the County Recorder of Deeds an official comprehensive plan, which plan has been implemented by code as provided by State Statutes, both the Preliminary and Final Plats shall be submitted by the applicant to the municipality for approval.
(A) 
If the subdivision lies within one and one-half (1 1/2) miles of the corporate limits of two (2) or more municipalities that have adopted and are enforcing subdivision regulations, then the Administrative Officer will determine which municipality the subdivider will submit the Preliminary Plat to. The procedure and requirements for review of the Preliminary Plat by the municipality shall be prescribed by the Municipal Subdivision Control Code and in compliance with the provisions of the Illinois Compiled Statutes, 1967, as amended.
(1) 
After the municipality has approved the Preliminary Plat, or if the subdivision is within an area in which no subdivision control code is exercised, then the Preliminary Plat shall be submitted to the Administrative Officer for study and action.
(2) 
No plat lying within one and one-half (1 1/2) miles of a municipality having an official plan shall be entitled to recording unless it conforms with or exceeds the street, alley and public ground requirements of such plan or unless it has been approved by the Plan Commission of that municipality.
(B) 
The Planning Commission and the County Engineer shall determine if the Preliminary Plat complies with this Code and whether the Preliminary Plat is in substantial compliance with the County’s Transportation Plan adopted by the County Board. Whenever the Preliminary Plat does not comply with the above, the Administrative Officer shall notify the municipality in writing of the specific instances of non-compliance.
(C) 
The County Engineer may refuse to accept any such non-complying street or road for incorporation into or as part of the County road system.
Improvement plans do not require Planning Commission action, but shall be approved by the County Engineer who shall certify to the Planning Commission that the plan is in conformance with these regulations and requirements. Variance from these requirements shall be permitted only by Planning Commission action pursuant to Article VII. No developer, however, shall proceed with any construction work in the project area before obtaining this approval. In minor subdivisions, if the opinion of the County Engineer, this requirement would create an unnecessary hardship, the County Engineer may waive improvement plan requirements, provided he so notifies the Planning Commission in writing. To secure formal action on the improvement plans;
(A) 
The developer shall file three (3) blue line prints of the improvement plans with the Administrative Officer who shall forward them to the County Engineer.
(B) 
The County Engineer shall review the proposed improvement plans and notify the Planning Commission, in writing, of his approval, conditional approval, or denial. The County Engineer shall notify the applicant by making a copy of the report stating the approval, conditional approval, or denial. If the notice is of denial, or conditional approval, the County Engineer shall, as a guideline to applicant, state his reasons therefore; and
(1) 
Approval means the applicant is now authorized to proceed with the physical improvements in the subdivision, provided the County Board of Commissioners accept the improvement plans.
(2) 
Conditional approval means the developer may proceed as outlined in the preceding paragraph, but only after the applicant has submitted three (3) copies of the corrected improvement plans to the Administrative Officer, who shall forward the plans to the County Engineer.
(3) 
Denial means disapproval of improvement plans. For further consideration, the developer should rework the plans to conform to the requirements and then resubmit the reworked plans to the Administrative Officer as though they were a completely new set of plans.
Copies of the Final Plat shall be submitted to the Administrative Officer. The subdivider shall contact the Administrative Officer to obtain the number and size of the copies to be submitted. The Administrative Officer shall than submit one (1) copy each to the Planning Commission and the County Engineer. The Final Plat shall include all plans and specifications as may be necessary to comply with all requirements herein and such information as may be necessary concerning the form of guarantee or performance bond to be used.
If the applicant has not previously submitted improvement plans, then they shall be submitted along with the Final Plat to the Administrative Officer, who shall forward the Final Plat and improvement plans to the County Engineer.
The Planning Commission shall review the Final Plat and documentation and transmit their report on findings and recommendations to the County Board within sixty (60) days of the filing date of the Final Plat.
The County Board of Commissioners shall review the Final Plat and shall either approve or disapprove the plat. Approval however, shall not be granted unless the following conditions are met:
(A) 
The Final Plat conforms to the Preliminary Plat approved previously;
(B) 
The Final Plat meets the design standards and engineering specifications set forth herein;
(C) 
The Final Plat meets all requirements of the laws of the State of Illinois; and
(D) 
The subdivider or applicant posts a performance bond or bonds with the County equal to the estimated cost of all improvements for construction, maintenance and operation, as the case may be.
If the Final Plat is approved, the Chairman of the County Board shall affix his signature to the plat and attach thereto a notation that the plat has received final approval of the County Board. The County Clerk shall then attest the signature of the Chairman and affix the County Seal thereto. If the Final Plat is disapproved, the reasons for such action and specific instances where the plat is not in conformance with the requirements herein shall be noted.
The County Clerk shall attach to a copy of the Final Plat a certified copy of the County Board of Commissioner’s ordinance certifying approval.
No subdivision plat or re-plat shall be filed for record or recorded in the Office of the Recorder of Deeds of Monroe County, Illinois, unless and until the approval of the County Board is endorsed thereon. No lot shall be sold for such subdivision plat or re-plat until it has been approved by the County Board and filed for record in the Office of the Recorder of Deeds of Monroe County, Illinois, as herein provided.
The subdivider shall file the approved Final Plat along with the Deed Restrictions and Covenants of the subdivision with the Monroe County Recorder of Deeds within sixty (60) days after the County Board Chairman has affixed his signature thereto. Two (2) copies of the Final Plat and the Deed Restrictions shall be given to the Administrative Officer by the County Recorder bearing the official stamp of the Monroe County Recorder attesting the recordings within twenty (20) days of such action.
It shall be unlawful for the County Recorder of Monroe County to accept for recording any plat of a subdivision within the unincorporated area of Monroe County until the plat has been approved as required herein and such approval has been endorsed in writing on the plat or as otherwise provided herein.
The review fee for the Preliminary Plat shall be One Hundred Fifty Dollars ($150.00) plus Twenty-Five Dollars ($25.00) per lot, sub-lot, or tract of land. Provided, however, the minimum preliminary plat and lot fee shall be Two Hundred Fifty Dollars ($250.00). The fee shall be collected by the Administrative Officer after the last item of required information has been submitted by the applicant.
The review fee for the Final Plat shall be Seventy-Five Dollars ($75.00), plus Twenty-Five Dollars ($25.00) per lot, sub-lot, or tract of land. Provided, however, the minimum final plat and lot fee shall be One Hundred Fifty Dollars ($150.00). The fee shall be collected by the Administrative Officer after the last item of required information has been submitted by the applicant.
All public improvements proposed to be made under the provisions of this Code shall be inspected during the course of construction by the County’s duly designated representative. The fees and costs connected with such inspections and in reviewing improvement plans and specifications shall be paid by the owner or subdivider. The fee shall be five percent (5%) of the total estimated cost for all improvements.
Upon submittal of the improvement plans, the developer shall submit a non-refundable payment in the amount of one percent (1%) of the estimated improvement costs for review of said improvement plans. The balance of the fee shall be paid upon plan approval and prior to the pre-construction conference.