The final plat to be submitted to the Planning and Zoning Board shall be in strict accordance with the approved tentative plat and shall be drawn on tracing cloth to a scale of not less than one hundred feet to one inch (1" = 100'). The final plat shall meet the following requirements: (Ord. M-9-13, 4-1-2013; amd. Ord. Z-29-15, 10-5-2015)
A. Name: The name of the proposed subdivision shall be shown.
B. Date: The date of preparation and a proper north sign shall be shown.
C. Survey: A correct survey of the property proposed to be platted, shall be shown.
D. Legal Description: A legal description of the property shall be given which includes references to the section, township and range. Government section lines and corners, half section lines, the location and dimension of all streets, with their names, alleys and all other lands to be dedicated to public use; and the lines and dimension of abutting roads and streets, with their names, and alleys shall be shown.
E. Street Names: All streets shall be named in conformity with the street naming plan of the City or with adjoining streets. In the case of diverging streets, the name shall be repeated.
F. Lot Lines: All lot lines shall be shown, lots and blocks numbered or lettered; building lines and easements shall be shown and determined by measurement.
G. Dimensions: All necessary dimensions both linear and angular shall be shown. Linear dimensions shall be shown in feet and decimals of a foot, and all deflection angles, radii, arcs and central angles of all corners along the property line of each street shall be shown.
H. Monuments: The description and location of all survey monuments erected in the subdivision shall be shown. The monuments shall be either iron pipe not less than one inch (1") in diameter and thirty inches (30") long, or stone or concrete not less than four inches (4") in diameter and twenty four inches (24") long. Permanent monuments shall be erected at all street corners, at all points where street lines intersect the exterior boundaries of the subdivision and at angle points and points of curve in each street.
I. Street Connections: Provision shall be made for direct connections with the existing streets in adjoining subdivisions.
J. Dedication Of Lands For Public Use: The plat shall have lettered upon it a statement of dedication properly conveying all lands dedicated for such public uses as streets, public schools, parks or any other public use, and there shall be attached to the plat a certificate of title certifying the ownership of all such lands to be so dedicated by the plat. (Ord. M-9-13, 4-1-2013)
K. Certificates, Seals And Signatures: All proper certificates, seals and signatures as required by law shall be shown, including the certificate signed by the Mayor, Planning and Zoning Board Chairman (if involved), Director of Finance, and City Engineer. The Director of Finance block shall read as follows:
I certify that there are no delinquent or current unpaid special assessments on the property shown on this plat.
Additionally, IDOT, Maine Township, or Cook County will be required to sign the plat if subdivision has access onto public right-of-way controlled by one of the respective entities. Though no signature is required, the Cook County Clerk's Office shall stamp the plat of subdivision to certify there are no delinquent taxes on the property. (Ord. Z-17-18, 6-18-2018)
L. Right-Of-Way Widths: Rights-of-way for section line streets shall be not less than one hundred feet (100') wide; half section line streets not less than eighty feet (80') wide and secondary and residential streets not less than sixty six feet (66') wide. Cul-de-sacs shall have a minimum right of way radius of sixty feet (60').
M. Alleys: Where alleys are provided they shall be not less than sixteen feet (16') wide.
N. Easements: Where no alleys are platted, easements not less than five feet (5') wide shall be provided across the rear of all lots for any or all public utilities. The easements shall be so laid out that a proper continuity may be had for the utilities from block to block. Certificates of approval of easement provisions by all private utility companies shall be lettered upon the plat. The following statement shall also be lettered upon the plat:
Public utility easements provided, shall be for the use of Municipal sewer and water lines, storm drainage and public utility lines, lines for any cable television franchise granted by the city, and other municipal uses.
O. Setback Lines: Setback lines shall be shown to be in compliance with the zoning code relating to setbacks, open space and yards for the particular zoning district within which the subdivision is to be located.
P. Block Sizes:
1. No block shall be more than one thousand two hundred feet (1,200') long nor less than two hundred fifty feet (250') wide. A block terminating in a cul-de-sac shall have a maximum length of six hundred feet (600').
2. The city council may, by ordinance, vary the maximum length of a cul-de-sac. Such a variance to the maximum length shall only be granted based upon a determination by the city council of special circumstances. The special circumstances may be determined on a case by case basis to grant a variance to subsection P1 of this section.
3. Such a variation may not be an amendment depending on circumstances as determined by the city council.
Q. Streets Along Railroads: Streets platted along railroad rights of way shall be so laid out that the nearest street line of the street shall be not less than one hundred twenty five feet (125') from the nearest line of the railroad right of way. The intervening area shall be dedicated for park purposes wherever practicable.
R. Lot Depths: The minimum depth of lots shall be one hundred twenty five feet (125'). No lots with double frontage (through lots) shall be platted; provided, however, the double frontage lots may be approved if the city council finds that by covenant or otherwise all structures on any block of the double frontage lots will be required to face or front on one of the two (2) streets and that no vehicular access shall be permitted from any of the lots to the street upon which the structures do not front. Any such lot with double frontage shall not receive a driveway permit for a driveway to the street upon which the improvements do not front. Notwithstanding any other provision of this ordinance, the minimum depth of lots set forth in this section shall not apply to any residential planned unit development that is exclusively developed as a townhouse development.
S. Lot Areas: The minimum lot area in subdivisions lying within the city limits shall be not less than those specified by the zoning code for the district in which the subdivision is located. Those lots fronting on cul-de-sacs or at the curve of a curvilinear street may reduce the required frontage from fifty five feet (55') to thirty five feet (35') provided a full fifty five feet (55') of width is available at the building line.
Outside the corporate limits the minimum area of each lot shall be not less than the minimum areas specified by the zoning ordinance of Cook County for the district in which such lots are located. (Ord. M-9-13, 4-1-2013)
T. Zoning Variations: The planning and zoning board shall not approve a plat not in conformity with the zoning code. In the event a variation as to zoning requirements has been granted by the planning and zoning board on the property covered by the plat, a statement lettered to this effect shall appear on the face of the plat containing the date of expiration and other pertinent information as outlined in section 13-2-6 of this chapter. (Ord. M-9-13, 4-1-2013; amd. Ord. Z-29-15, 10-5-2015)
U. Large Lots: Owners wishing to subdivide into tracts larger than normal lots shall plat the same of such shape and dimensions that the future streets may be laid out along the lot lines.
V. Lot Frontages: All lots shall front upon a dedicated, public street. In the case of a residential planned unit development that is exclusively developed as a townhouse development, buildings may be allowed to front on either a public street or alley, a private street or alley, or private courtyard. (Ord. M-9-13, 4-1-2013)
W. Utilities: All utility lines, including, but not limited to, electric, telephone and gas shall be placed underground in all subdivisions. The requirement for underground utilities in subdivisions of less than five (5) lots may be waived by the city council upon a recommendation of the planning and zoning board. (Ord. M-9-13, 4-1-2013; amd. Ord. Z-29-15, 10-5-2015)