The Preliminary Plat shall portray or present the following:
(A) 
Name under which the proposed subdivision is to be recorded and location;
(B) 
Small key map showing the relation of the proposed subdivision to section or U.S. Survey lines and to platted subdivisions and dedicated streets within three hundred (300) feet of the proposed subdivision. The key map shall show the location of any corporate limits of any municipality lying within one and one-half (1 1/2) miles or less of the subdivision.
(C) 
North arrow and date;
(D) 
Names and addresses of the owner, subdivider, land planning consultant, and the registered land surveyor who prepared the preliminary plat;
(E) 
Tract boundary lines, showing their lengths and directions according to available information and references to lines of the public land survey and of other major land divisions;
(F) 
All lot lines adjacent to and abutting the subdivision, and identification of adjoining lots;
(G) 
Layout of proposed lots, showing their approximate dimensions, numbers and their approximate minimum area, showing an identifying number for each lot, and stating the zone district classification(s) of the proposed subdivision;
(H) 
Streets or alleys and rights-of-way and adjoining the site of the proposed subdivision and their names; the street roadway and right-of-way widths, approximate gradients, types and widths of pavement, curbs, sidewalks, planting strips and other pertinent data; the classification of all existing or proposed streets as to function as established herein;
(I) 
Parcels of land proposed to be dedicated or reserved for schools, parks, playgrounds or other public, semi-public or community purposes, the use(s) of the area to be subdivided, and on the manner and extent of correspondence of the proposed uses to the Comprehensive Plan, as adopted by the County Board;
(J) 
Easements, existing and proposed, showing locations, widths, and purposes;
(K) 
The gross and net area of the proposed subdivision, the area of street rights-of-way, and the area of any parcels reserved for the common use of the property owners within the subdivision or for public use. The standard road right-of-way shall not be included in the lot acreage.
(L) 
Because the topography has a significant bearing upon the street grades, the plan of public utilities and drainageways or facilities in the proposed subdivision, elevation contour lines at intervals not greater than two (2) feet intervals shall be shown.
(M) 
Location of major water courses, ponding areas, natural drainageways and flood hazard areas;
(N) 
Location, size and available capacity of existing public utilities and drainageways or facilities within or adjoining the proposed subdivision and the location and size of the nearest water trunk mains, interceptor sewer lines and other pertinent utilities;
(O) 
Location, type and approximate size of utility improvements to be installed;
(P) 
The Preliminary Plat shall be drawn to scale of not more than one hundred (100) feet to one (1) inch; and the resulting plat is at least eight and one-half (8 1/2) inches by fourteen (14) inches but not more than thirty (30) inches by thirty-six (36) inches.
(Q) 
A statement to the effect that “this plat is not for record” shall be printed or stamped upon all copies of the preliminary plat;
(R) 
Tentative approval of the street names and house numbers by the County 9-1-1 Coordinator shall be endorsed upon the preliminary plat. Duplication of street names, within the County’s jurisdiction shall be prohibited.
(S) 
Indication on plat whether or not any part of the property shown is located within Special Flood Hazard Area as identified by Federal Emergency Management Agency.
(T) 
An approval line for Road Authority shall state that all public road frontages along subdivision boundaries will be improved by the Subdivider, to County standards shown in Figure 3, at the end of this Code.[1] (Figure 3 is on file in the County offices.)
(U) 
The building setback line along all front lot lines shall be shown.
(V) 
A preliminary drainage plan prepared by a Licensed Professional Engineer, which when implemented assures that the drainage of surface waters will not be changed by the construction of such subdivision or any part thereof, or, that if such surface water drainage will be changed, reasonable provision has been made for collection, diversion, and release of such surface waters into public areas, or drains which the subdivider has a right to use, and
(W) 
County Board approval signature block.
In order to provide for a well informed review of the Preliminary Plat by the Planning Commission, the following information shall also be required:
(A) 
The final land use plan for all uses in the project or project area phase under consideration;
(B) 
A project or project phase development schedule indicating:
(1) 
The approximate date when construction of the project can be expected to begin;
(2) 
The stages in which the project will be built and the approximate date when construction of each stage can be expected to begin;
(3) 
The anticipated rate of development;
(4) 
The approximate dates when the development of each of the stages in the development will be substantially completed; and
(5) 
The area and location of common or public open space that will be provided at each stage.
(C) 
A plot for each building site, showing the approximate location of all buildings, structures, and improvements and indicating the open spaces around buildings and structures;
(D) 
The term or the text of agreements, provisions, or covenants which will guarantee the conveyance or governance of use, provide proper maintenance, and continued protection of the proposed development and any of its common open area or facilities. Such covenants shall provide that changes cannot be made to the covenants without County Board approval until at least fifty-one percent (51%) of the lots have been sold by the developer.
(E) 
The following plans and diagrams, in so far as the Planning Commission finds that the proposed development will create special problems of traffic, parking and landscaping:
(1) 
An off-street parking and loading plan; and
(2) 
A landscaping and tree-planting plan.
The Final Plat to be provided by the subdivider shall meet the following specifications:
(A) 
The Final Plat may include all or only part of the project area portrayed on the Preliminary Plat which has received approval.
(B) 
The Final Plat shall be drawn on new linen tracing cloth, mylar or other material of comparable stability with waterproof black ink to a scale of not more than one hundred (100) feet to one (1) inch; provided that the resulting drawing is at least eight and one-half (8 1/2) inches by fourteen (14) inches but not more than thirty (30) inches by thirty-six (36) inches. Five (5) black or blue line prints shall be provided by the subdivider, along with the original mylar or linen.
(C) 
All dimensions shall be shown in feet and decimals of a foot.
(D) 
The Final Plat shall be prepared under the active and personal direction of a registered Illinois Land Surveyor, who shall certify that the plat correctly shows the results of the survey of the boundaries and platting of parcels within the subdivision.
[Ord. No. 03-05, 3-17-2003; Ord. No. 05-17, 11-7-2005]
The Final Plat shall portray or present the following:
(A) 
Accurate boundary lines, with dimensions and bearings or angles, which provide a survey of the tract, closing with an error of closure of not more than one (1) foot in five thousand (5,000) feet;
(B) 
Accurate distances and directions to the nearest established official monument. Reference corners shall be accurately described on the final plat.
(C) 
Reference to known and permanent monuments and bench marks from which future surveys may be made together with elevations of any bench marks; and the Surveyor shall, at the time of making the survey, establish permanent monuments (set in such a manner that they will not be moved by frost) which mark the external boundaries of the tract to be divided or subdivided and must designate upon the plat the locations where they may be found.
(D) 
Accurate metes and bounds descriptions of the boundary and the included area of the subdivision to the nearest one-hundredth (1/100) of an acre;
(E) 
Accurate locations of all existing and recorded streets intersecting the boundaries of the tract;
(F) 
Right-of-way line of streets, easements and other rights-of-way and property lines and areas of lots and other tracts, with accurate dimensions, bearings and curve data, including radii, arcs and chords, points of tangency, and central angles;
(G) 
Name and right-of-way width for each proposed street or other right-of-way;
(H) 
Location and dimensions of any easement and a statement of purpose for each easement;
(I) 
Number to identify each lot or site;
(J) 
Purpose for which sites, other than residential lots, are dedicated or reserved;
(K) 
Lot dimensions and areas of each lot, and building or setback lines and dimensions;
(L) 
Location, type, material and size of all monuments and lot markers;
(M) 
Certification, before a Notary Public, by the owners in fee of all property embraced within the final plat, acknowledging the plat to be their free and voluntary act, dedicating to the public use forever the streets and drainage easements shown thereon, dedicating the easements shown thereon for the construction and maintenance of municipal and public utility services, and stating that building lines shown thereon will be referenced to in all future conveyances of lots in the subdivision. In addition, the dedication and reservation to the public of any right-of-way lying along any public road adjacent to the boundaries of the plat;
(N) 
Reference to recorded subdivision plats within three hundred (300) feet of adjoining platted land by record name, date and number;
(O) 
Restrictions of all types which will run with the land and become covenants in the deeds for lots. Covenants and restrictions are recorded within the County Recorder’s Office as a part of this plat.
(P) 
Title or name of subdivision; identification of the portion of the Public Lands Survey in which the subdivision is located; and north arrow, graphic scale and date drawn;
(Q) 
Certification by registered land surveyor with registration numbers and seal affixed to all final documents prepared by the surveyor;
(R) 
Certification of dedication of all public areas;
(S) 
Indication on plat whether or not any part of the property shown is located within a Special Flood Hazard Area as identified by Federal Emergency Management Agency;
(T) 
The building setback line along all front lot lines shall be shown.
(U) 
Certification from the County Clerk indicating that there are no delinquent or unpaid general or special taxes nor any delinquent or unpaid special assessments upon any part of the subdivided area;
(V) 
Approval of the street names and house numbers by the County 9-1-1 Coordinator shall be endorsed upon the plat;
(W) 
A drainage plan and statement prepared and signed by a Registered Professional Engineer and developer stating that a drainage plan has been prepared for this subdivision meeting the requirements of the County Subdivision Code; and the “Drainage Disclaimer” as detailed in Attachment 4 of this Code shall be included with the appropriate signatures on the final plat.[1]
[1]
Editor's Note: The Drainage Disclaimer is included as an attachment to this chapter.
(X) 
County Board approval signature block.
(Y) 
Indicate on plat if the property being developed is close to a livestock operation.
[Ord. No. 05-17, 11-7-2005]
After the Preliminary Plat is approved, improvement plans prepared by an engineer for the subdivision of all or any part of the tract shall be submitted to the County Engineer for review. Improvement plans shall be prepared on an exhibit not to exceed thirty (30) inches by thirty-six (36) inches and shall contain the following information:
(A) 
Title page, which shall include a key map showing the relationship of the area to be subdivided to the project area and which shall reflect areas of the project area previously subdivided plus adjacent streets;
(B) 
North arrow and graphic scale;
(C) 
Title block showing name and address of developer and engineering firm, as well as the engineer’s seal;
(D) 
One (1) or more bench marks, in or near the subdivision, to which the subdivision is referenced. The elevation shall be based on the sea level datum.
(E) 
List of the standards and specifications followed, citing volume, section, page or other references;
(F) 
Paving details conforming to Monroe County standards specifications;
(G) 
Details of streets, existing and proposed sanitary sewers, water lines, drainage channels, swales, and storm sewers as required by Article VI.
(H) 
Plans and profiles of streets, storm and sanitary sewers, water lines and other improvements required by Article VI. The plans and profiles shall be drawn at a scale not greater than one hundred feet to one inch (1" = 100') horizontal; and one inch equals ten feet (1" = 10') vertical.
(I) 
Existing and proposed survey monuments on street plans or on the proposed Final Plat as required by Section 34-6-2;
(J) 
Cross sections shall be provided along all roadways at one hundred (100) feet intervals, this includes existing road frontages.
(K) 
The Developer shall obtain an IEPA, National Pollution Discharge Elimination System Permit. Conditions of permit approval shall be incorporated into the improvement plans; and
(L) 
Plan of sewerage disposal system showing pipe locations, sizes, force mains, invert elevations, manhole locations, lift stations, etc.
(M) 
A stormwater, erosion and sediment control plan meeting the following requirements and in conformance with Section 34-5-19 shall be submitted with the improvement plans:
(1) 
The predominant soil types on the site, their location, and their limitations for the proposed use as defined by the U.S.D.A., Natural Resources Conservation Service shall be shown;
(2) 
The proposed use of the site, including present and planned development, areas of clearing, stripping, grading, excavation and filling; proposed contours, finished grades, and street profiles; the stormwater plan as required; kinds and locations of utilities; areas and acreages proposed to be paved, sodded or seeded, vegetatively stabilized, or left undisturbed; and the existing and proposed tree line;
(3) 
The erosion and sediment control plan shall show all measures necessary to meet the requirements of this Code throughout all phases of construction and those remaining permanently after completion of the development of the site; including:
(a) 
Location and description, including standard details, of all sediment control measures, runoff control measures, including diversions, waterways and outlets, and design specifics of sediment basins and traps including outlet details;
(b) 
Location and description of all soil stabilization and erosion control measures, including seeding mixtures and rates, types of sod, method of seedbed preparation, expected seeding dates, type and rate of lime and fertilizer application, kind and quantity of mulching for both temporary and permanent vegetative control measures, and types of non-vegetative stabilization measures;
(c) 
Location and description of methods to prevent tracking of sediment offsite including construction entrance details, as appropriate;
(d) 
Description of dust and traffic control measures;
(e) 
Locations of stockpiles and description of stabilization methods;
(f) 
Provisions for maintenance of control measures, including type and frequency of maintenance, easements, and estimates of the cost of maintenance;
(g) 
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 area, and the sequence of installation of temporary sediment control measures (including perimeter controls), installation of stormwater drainage, paving streets and parking areas, final grading and the establishment of permanent vegetative cover, and the removal of temporary measures. It shall be the responsibility of the applicant to notify the County Engineer of any significant changes which occur in the site development schedule after the initial erosion and sediment control plan has been approved;
(h) 
The location of shoreline of lakes, ponds, and detention basins with normal water level elevation;
(i) 
The location of farm drains and tile;
(j) 
Location, size, and slope of stormwater conduits and drainage swales;
(k) 
The location of depressed storage areas;
(l) 
Proposed detention facilities with storage volumes and release rates;
(m) 
Direction of storm flows;
(n) 
A preliminary minimum finished floor elevation for each lot shall be submitted for review before inclusion on the final plan;
(o) 
Both existing and proposed flow rates and velocities at critical points in the drainage system;
(p) 
Cross section data for open channel flow paths and designated overland flow paths;
(q) 
A statement as to the basis of design for the final drainage network components, giving any applicable engineering assumptions and calculations; and
(r) 
A statement by the design engineer of the drainage system's provisions for handling critical storm event. A drainage statement should be signed by a Registered Professional Engineer, and the owner of the land or a duly authorized attorney, to the effect that the drainage of surface waters will not be changed by the construction of such subdivision or any part thereof, or, that if such surface water drainage will be changed, reasonable provision has been made for collection and diversion of such surface waters into public areas, or drains which the subdivider has a 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 the adjoining property because of the construction of the subdivision.
(N) 
The drainage system design and erosion control provision contained in Attachment 5 of this Code “Supplementary Drainage Design and Erosion Control Provisions” shall be incorporated into the site plans.[1]
[1]
Editor's Note: The Supplementary Drainage Design and Erosion Control Provisions are included as an attachment to this chapter.
(O) 
Plan submittals.
Preliminary Review and Prefinal Review
(1) Full Size
(1) 11” x 17” Reduction
Final Approval
(2) Full Size
(1) 11” x 17” Reduction
If the improvement plans require substantial alteration of the approved preliminary plat, then a new Preliminary Plat must be submitted to the Administrative Officer before the improvement plans can be approved.