(A) Concept plan. In order to discuss the general purpose of the subdivision or development in the context of established planning policies and practices of the village and to insure that required data is properly prepared and presented before expending the time and money in preparation and review of a preliminary plat, any person desiring to subdivide or develop land subject to this chapter, before filing a preliminary plat, shall file a concept plan of the subdivision, or development with the Zoning Administrator.
(1) The concept plan shall contain such information as suggested by the Planning Commission in order to delineate the concept of the subdivision, or development, adequately, including but not limited to, a plat of survey, a topographical map, soil information, and a sketch of the proposed development showing a road system and general land use categories.
(2) It may also include information describing the subdivision such as the number of residential lots, typical lot width and depth, business areas, playground and park areas, other public proposed restrictive covenants, and proposed street and utilities improvements.
(3) The applicant may also request that he or she be placed on the agenda of a regular Planning Commission meeting. Such request shall be made in writing (e-mail acceptable) not less than 2 weeks prior to the next scheduled meeting, and shall be accompanied by PDF copies of the concept plan and supporting materials.
(B) Plat of subdivision. A proposed plat of subdivision shall be initially submitted for preliminary approval by filing 3 "0" size and 1 PDF copy of the preliminary plat with the Zoning Administrator.
(1) Preliminary plat requirements. Each preliminary plat shall contain the following:
(a) Identification and description.
1. Proposed name of subdivision (not duplicating name of any platted subdivision heretofore recorded in Grundy or Will County).
2. Location by township, section, town, and range or by other legal description.
3. Names and addresses of all the owners and subdividers of the tract, the name and signature of the owners' surveyor, and the name and signature of the owners' engineer.
4. Graphic (engineering scale not smaller than 1 inch to 100 feet).
5. North point.
6. Date of preparation.
7. A signed statement by the person preparing the plat that the plat meets the requirements of this chapter to the best of his or her knowledge, or a request for variance to 1 or more requirements, which shall be clearly set forth.
8. The zoning classification under the village, county or abutting municipal zoning ordinances, the zoning of all surrounding land indicating whether it is in the Village of Diamond, Grundy or Will County or other municipalities.
(b) Existing conditions. Each preliminary plat shall show and contain the following:
1. Boundary line of proposed subdivision clearly indicated.
2. Total acreage therein.
3. Location, width and names of all existing or previously platted streets or other public ways showing type of improvement, if any, railroad and utility rights-of-way, parks and other public open spaces, permanent buildings and structures, easements, and section and corporation lines within the tract and to a distance of 100 feet beyond the tract.
4. Location and size of existing sewers, water mains, culverts, septic systems (including filter fields) or other underground facilities within the tract and to a distance of 100 feet beyond the tract; also indicating such data as grades, invert elevations, and locations of catch basins, manholes and hydrants.
5. Boundary lines of adjoining un-subdivided or subdivided land, within 100 feet, identifying by name and ownership.
6. Topographic data including contours at vertical intervals of not more than 2 feet, except that contour lines shall be no more than 1 foot wherever the natural slope of the land is less than 0.5%. Also to be shown are water courses, marshes, rock outcrops, high water elevation including source of information and other significant features. Soil boring information shall be provided at location as depth where and as required by the Village Engineer.
7. Floodplain lines are to be delineated.
8. Farm drains, with inlets and outfalls, if any.
9. Location of existing corporate boundary lines at or near the proposed subdivision.
10. A statement identifying each school district indicating the school district(s) in which each tract, parcel, lot or block is located.
11. Written disclosure, if required, of the relationships between the owner (including any developer/subdivider, contract purchaser, and applicant, including such contact information for any or all of the foregoing as may be requested by the village from time to time).
(c) Subdivision design features. The application for preliminary plat approval shall show or contain the following:
1. The location, name and width of proposed streets, alleys, and public ways. Street names shall not duplicate existing street names within the village and any adjacent areas except in the case of extensions of existing streets.
2. The proposed location of sewers and storm drains.
3. The proposed dedication of public grounds, if any, including but not limited to park, school, fire station or library sites, as well as the proposed creation of any proposed private common area intended to serve multiple lots within the subdivision.
4. The layout, numbers, and typical dimensions of lots to the nearest foot, including building setback lines.
5. A label on the lot, or within a table, indicating the area of each lot.
6. Proposed easements for public utilities.
7. A statement of the proposed method of sewage and waste disposal, storm water disposal, and water supply.
8. The proposed layout of water mains, valves, fire hydrants, and other appurtenances.
9. Traffic and other impact studies, including but not limited to school impact studies, tax impact studies, environmental impact studies, and economic/feasibility studies, as and when requested by the village.
10. Density. Provide information on the gross area of each land use sub-area, i.e., single-family, multi-family, commercial, and the like. For residential sub-areas, the number of dwelling units and gross density contained therein based on the ultimate development of the land. The sub-area boundaries are to be clearly delineated. Floor area ratio should be provided for all units over 30 feet in height.
(d) Restrictive covenants. Where applicable, an outline of the proposed restrictive covenants shall accompany the preliminary plat. At a minimum, such outline shall address ownership, management and operation of any proposed private common areas, and demonstrate the manner in which the proposed development shall comply with the applicable facade and anti-monotony ordinances of the village.
(2) Fees. Shall be due and payable in accordance with the Fee Schedule (Appendix A), as adopted and amended by the Village Board, from time to time. At the time of application/submittal of a preliminary plat or a plat of annexation, a properly executed, signed professional fee agreement and a $5,000 deposit shall be delivered to the village, and the village shall have no obligation to accept any application or submittal of a concept plan for a preliminary plat or a plat of annexation where such an agreement and deposit have not contemporaneously or previously been provided.
(Ord. 1996-01, passed 2-13-1996; Am. Ord. D99-4, passed 12-14-1999; Am. Ord. 2007-15, passed 7-10-2007; Am. Ord. 2007-29, passed 12-11-2007; Am. Ord. 2021-03, passed 3-9-2021) Penalty, see § 153.999