Except as specifically provided below, every person who proposes to subdivide any land located within the subdivision jurisdiction of the City shall file six (6) copies of the preliminary plat of said subdivision with the ACO at least three (3) weeks prior to a regularly scheduled meeting of the Planning Commission.
He shall also file one copy of the preliminary plat and supporting data with the appropriate Soil and Water Conservation District. Said District shall have not more than thirty (30) days to submit any comments it might wish to make to the Planning Commission 1 .
Whenever a large tract is to be developed in stages and only a portion of that tract is to be submitted for final plat approval, a preliminary plat of the entire tract shall be submitted.
All preliminary plats shall be reviewed and acted upon in accordance with 65 Illinois Compiled Statutes 5/11-12-8 and the provisions of the subsections below.
Exception: A preliminary plat shall not be required for minor subdivisions; or land that is specifically exempted from the Illinois Plat Act as now or hereafter amended 2 .
A. Information Required: Every preliminary plat shall be prepared by a land surveyor registered in Illinois at a scale of one hundred feet (100') or less to the inch provided the resultant drawing does not exceed thirty six inches by twenty four inches (36" x 24"). Said preliminary plat, together with the supporting data, shall provide all of the following information:
1. Names and addresses of the owner, subdivider (if not owner), and registered land surveyor;
2. Proposed name of the subdivision and all adjoining subdivisions;
3. Zoning district classification of the tract to be subdivided and proposed setbacks;
4. North arrow, graphic scale, and date of map;
5. Dimensions of the tract, and its gross area;
6. Topography of the tract to be subdivided as indicated by two foot (2') contour data for land having slopes of zero to four percent (0 to 4%), five foot (5') contour data for land having slopes between four and twelve percent (4 and 12%), and ten foot (10') contour data for land having slopes of twelve percent (12%) or more;
7. Locations of such features as bodies of water, ponding areas, natural drainageways, railroads, cemeteries, bridges, parks, schools, buildings, areas subject to flooding, etc.;
8. Locations and right-of-way widths of all existing and proposed streets and alleys;
9. Locations, widths, and purposes of all existing and proposed easements;
10. All proposed deed restrictions and covenants;
11. Location and size of existing and proposed sanitary and storm sewers, water mains, and any appurtenances thereto;
12. Locations, types, and approximate sizes of all other existing and proposed utilities;
13. Locations, dimensions, and areas of all parcels to be reserved or dedicated for schools, parks/playgrounds, and other public purposes;
14. Locations, dimensions, and areas of all proposed or existing lots within the subdivision numbered sequentially;
15. For all contiguous holdings of the owner; including land owned by the same person, corporation, firm, entity, partnership, or unincorporated association or owned by different corporations, firms, partnerships, entities, or unincorporated associations in which a stockholder, partner, or associate, or a member of his family owns an interest in each corporation, firm, partnership, entity, or unincorporated association; with an indication of the portion proposed for subdivision: an affidavit of ownership, which shall include the dates the respective holdings of land were acquired, together with the book and page of each conveyance to the present owner as recorded in the County Recorder of Deeds' office or other official records; the name and address and telephone number of the legal owner of the property, the subdivider, if different from the legal owner, the land surveyor and engineer, and the agents of any of these persons; the name, address and telephone number of the contract owner, if any, of the property and the date the contract of sale was executed; and, if any corporations are involved, a complete list of all directors, officers, and stockholders owning more than five percent (5%) of any class of stock of each corporation; and, if a trust is involved, a complete list of the names of the trustees, and the names and addresses and telephone numbers of all beneficiaries of the trust;
16. The location by township, range, section, or by other legal description;
17. A list of requested variances and justifications.
B. Utility Company Notification: It is the subdivider's responsibility to notify the appropriate public utilities. Proof of notification shall be submitted with the preliminary plat to the City for City approval.
C. Planning Commission Action: The Planning Commission shall either recommend approval, conditional approval, or disapproval of the application for the preliminary plat within ninety (90) days from the date of said application or the filing of the last item of required supporting data, whichever date is later, unless the Planning Commission and the subdivider mutually agree to extend this time limit 3 . If the Planning Commission recommends disapproval of the preliminary plat, they shall furnish to the applicant within the ninety (90) day period a written statement specifying the aspects in which the proposed plat fails to conform to this Title and/or the Official Map. If the Planning Commission recommends approval of the preliminary plat, it shall promptly so inform the City Council.
D. Appeals Process: If the preliminary plat is not approved, the ACO shall write "Not Approved" and the date of the Planning Commission's action on the prints, and shall transmit to the subdivider one print with a letter stating the reasons for the disapproval. The subdivider may transmit an amended plat to the Planning Commission for consideration.
If the subdivider is not satisfied with the decision of the Planning Commission on the preliminary plat, then the subdivider may appeal the decision to the City Council. An appeal must be made by letter addressed to the Mayor and City Council, stating the reasons for the appeal. Said letter must be received by the ACO no less than ten (10) days following the date of the Planning Commission's decision. The letter of appeal shall be placed on the next regular City Council meeting agenda after it is received by the ACO . The ACO shall also provide to the City Council the preliminary plat, the Planning Commission's meeting minutes pertaining to the plat, and the reports and recommendations made to the Planning Commission by the ACO . The City Council shall have thirty (30) days from the time the appeal is first placed on its agenda either to: reaffirm the Planning Commission's decision on the preliminary plat; to approve the preliminary plat as submitted by the subdivider; or to approve the preliminary plat with modifications.
E. Action By The City Council: If the Planning Commission has recommended approval of a preliminary plat, the City Council, by resolution, shall either accept or reject said plat within thirty (30) days after their next regularly scheduled meeting following the Planning Commission's action. If the City Council rejects the preliminary plat, their resolution shall specify the aspects in which the plat fails to comply with this Title. The City Clerk shall attach a certified copy of the Council's resolution of approval or disapproval to the preliminary plat. One copy of the resolution and plat shall be retained by the Clerk, one copy shall be filed with the ACO , and one copy shall be given to the subdivider. City Council approval shall not qualify a preliminary plat for recording. (Ord. 99-01, 1-25-1999)
Notes
| 1 | 1. 70 ILCS 405/22.02A. |
| 2 | 2. 765 ILCS 205/1. |
| 3 | 1. 65 ILCS 5/11-12-8. |