(a) Sketch plan.
(1) Submission. Prior to the filing of a preliminary plat, a sketch plan may be submitted to the village manager. The purpose of the sketch plan is to enable the staff to assist the subdivider prior to extensive site planning and engineering work necessary for the preparation of a preliminary plat and final plat as required in this chapter.
(2) Conference. For the purpose of informal and confidential review and discussion, a conference may be held between the subdivider or his agent, and appropriate village staff. At the request of the staff, a field trip to the subject property may be planned with representatives of the subdivider present.
(3) Review. Following the conference, based on the information on the submitted sketch plan, the conferring officials may, as promptly as possible, advise the subdivider of the extent to which the proposed subdivision conforms to the applicable requirements of this chapter and may further suggest any modifications of the plan which are deemed advisable or necessary to secure compliance.
(b) Preliminary plat submission.
(1) Submission. The subdivider shall prepare a preliminary plat and submit it to the manager with the application fee and all required supplementary material. Ten copies of the preliminary plat and required supplemental material shall be submitted to the manager not less than 21 days prior to the next meeting of the planning board. The preliminary plat shall contain all information as set forth in section 26-124 of this chapter.
(2) Review procedure.
a. Generally. One copy of the preliminary plat may be submitted to the following people/agencies as determined by the village manager: village manager, village engineer, director of public safety, building inspector, water and sewer utilities, affected electric and telephone utility, and other applicable review agencies. These agencies are to report facts, conclusions, and recommendations to the village manager as soon as possible, but not later than 14 days after submittal of the preliminary plat. The village manager will also review the preliminary plat for compliance with the terms of this chapter.
By letter filed with the village manager, an applicant shall identify an official agent or agents in order to file a proposal prior to such proposal being accepted to begin the timing and review process pursuant to this chapter. This official agent so identified shall have full authority over representation of the proposal including authority to agree to and make any changes determined during the course of review.
b. Technical review. Fourteen days prior to the planning board meeting, the village manager may call and conduct a technical review committee meeting. Attendance of the subdivider/agent is mandatory. Notice of the meeting by first class mail shall be given to the subdivider or the designated agent. Representatives of the above referenced review agencies will also be invited to attend to offer comments on the subdivision proposal. Presence and participation of the official agent is mandatory. If the subdivider or the official agent does not attend the review session, no discussion of the proposal will be allowed, and it is automatically rescheduled for the next monthly review session. At this meeting, the village manager will review the subdivision proposal to check for compliance with all applicable plat requirements and regulations set out in this chapter.
c. Planning board approval. The manager shall submit the preliminary plat proposal to the next regularly scheduled meeting of the planning board occurring more than 28 days after the submission of the preliminary plat to the manager. The subdivider shall submit ten copies of the proposal to the planning board, including any necessary revisions, not less than seven days prior to the regularly scheduled meeting. The manager may report to the planning board as to the compliance of the preliminary plat to the requirements of this chapter and shall make any recommendations with regard thereto that the manager deems relevant to the preliminary plat. The planning board shall consider the preliminary plat in open session and shall require the attendance of the subdivider or his agent. Notice of the meeting by first class mail shall be given to the subdivider or designated agent. Failure of the subdivider or agent to attend the planning board meeting at which such preliminary plat is considered shall result in the deferral of any discussion or consideration thereof and the automatic rescheduling of consideration of such plat to the next regularly scheduled meeting of the planning board. If the subdivider or his agent fails to attend two consecutive regularly scheduled meetings of the planning board at which such preliminary plat is scheduled for consideration, the proposal shall be deemed withdrawn by the subdivider. At its meeting the planning board shall review the preliminary plat proposal and all other pertinent material, shall hear from the official agent, and shall determine whether the proposal meets the policy, purposes and standards established by this chapter. The planning board then shall recommend to the village council approval, conditional approval, deferral, or denial of the subdivision proposal.
d. Village council approval. The planning board shall submit its findings and recommendations to the village council at their next regularly scheduled meeting. Upon recommendation from the planning board, the plat shall be submitted to the village council. The subdivider shall submit ten copies of the proposal to village staff for distribution to the council no less than ten days prior to the village council meeting. The village council may approve, reject, defer or grant conditional approval of the proposal.
(c) Subdivision final approval.
(1) Compliance with improvement requirements. Upon approval of the preliminary plat by the village council, the subdivider may proceed with the preparation of the final plat, and installation of or arrangement for required improvements in accordance with the approved preliminary plat and the requirements of this chapter. Prior to approval of a final plat, the subdivider shall have installed the improvements specified in this chapter or guarantee their installation as provided in this chapter. No final plat will be accepted for approval unless the village manager acknowledges compliance with the improvement or guaranteed standards of this chapter. No final plat will be approved by the village manager until and unless the subdivider shall have completed construction of the subdivision improvements or posted the cash or equivalent security or surety in accord with the requirements set forth in sections 26-201 and 26-202.
(2) Partial development. If the preliminary plat is approved with designated phases, the final plat may constitute that portion of the preliminary plat which the subdivider proposes to record and develop at that time. Such portion shall conform to all requirements of this chapter including installation of required improvements. The face of the plat shall also contain certifications, all to be executed as required in section 26-91 et seq.
(3) Signature for recordation. Once the final plat has been approved by the village manager, he shall sign it in the name of the village council, as its agent, for recordation. The village manager has the authority to require a final plat to come before the village council in a regular meeting, for approval for recordation.
(4) Minor corrections. In the event of changes between the approved preliminary plat and the final plat submitted to the manager for approval, the manager shall have the authority to approve such final plat only in those instances where the discrepancy between the approved preliminary plat and the submitted final plat shall be in order to correct typographical errors or other revisions to the preliminary plat not affecting compliance with any of the substantive features of the subdivision. In any circumstance, the manager shall have the authority to submit any revised final plat to the village council for approval of revisions.
(d) Preliminary plat approval standing in time.
(1) Approval of any preliminary plat shall be valid for a period of 24 months from and after the date of approval thereof. Within 24 months of the date of approval of any preliminary plat, the subdivider shall install all required subdivision improvements or make any provisions for guarantee of the installation thereof pursuant to section 26-91 et seq. and thereafter may submit a final plat for approval by the manager. Failure of the subdivider to install subdivision improvements or provide and post the necessary guarantees in lieu thereof and to provide to the manager a final plat for approval or to record such approved final plat within such 24-month period shall void the approval of the preliminary plat. Any subsequently proposed subdivision of such property shall be approved only upon conformity with the terms and conditions of this chapter.
(2) For any subdivision which has received approval of the preliminary plat and which discloses on its face that the subdivision is to be approved and recorded in sections or phases, and where the plat for one such section or phase shall receive final approval and be recorded within 24 months of the date of preliminary approval thereof, the subdivider shall automatically have an additional 18 months from and after the expiration of 24 months from the date of approval of the preliminary plat in which to complete subdivision improvements for all sections or phases thereof or post the appropriate bond in lieu thereof and to submit to the manager a final plat of all other sections or phases thereof and to record the same. Any portion of the subdivision which had received approval of the preliminary plat but the final plat to which is not approved and recorded within such succeeding 18-month period shall have such approval as to that portion of the subdivision voided and any future subdivision thereof shall be approved only upon conformity with the terms and conditions of this chapter.
(3) No plat which has received preliminary approval shall be submitted to the manager for final approval in phases or sections other than preliminary plats which show plainly on the face thereof that the plat is to be submitted for final approval in phases or sections.
(Ord. No. 8A, art. IV, § III, 7-17-1998; Ord. No. 2001-016, 8-25-2001; Ord. No. 2013-0501, 5-17-2013)