(A) Preparation.
(1) Subsequent to and in accordance with the information provided during the concept conference, the subdivider shall prepare a preliminary plan of subdivision. The preliminary plan shall comply with the provisions of §§ 155.045 through 155.056 and shall be drawn at a scale of 100 feet to the inch or 50 feet to the inch, if the area of subdivision is less than 40 acres.
(2) It shall contain the following information:
(a) Generally:
1. Name of the proposed subdivision, which shall not duplicate the name of any plat heretofore recorded in Kane County;
2. Legal description of land proposed to be subdivided, by section, township and range, and other terms as used in describing the land on the records of the Recorder of Deeds, Kane County;
3. Boundary lines of the proposed subdivision, including bearing and dimensions, as prepared and certified by a land surveyor registered in the state;
4. Total acreage, within the boundaries of the tract;
5. Names and address of the owner, owner of record (including the names and addresses of all beneficiaries of any land trust, accompanied by a certified copy of the trust agreement and all amendments thereto), the subdivider, the surveyor, the engineer and land planner who designed the plan;
6. Location and names of adjacent subdivisions and owners of adjoining parcels of unsubdivided land; and
7. Date, scale and north point.
(b) Existing conditions, on and within 200 feet of the tract:
1. Topographic data, including contours at vertical intervals of not more than two feet with reference to U.S.G.S. datum, except in unusual topographic conditions when the vertical intervals may be altered as determined by the Village Engineer;
2. Other natural features such as source of water supply, water courses (with highest flood levels indicated), marshes, ponds, springs, rock outcrop, wooded areas and other features;
3. Existing improvements, including the location, width and names of all existing or previously platted streets or other rights-of-way showing type of improvement, if any, railroad and utility rights-of-way, parks and other public open spaces, buildings and structures, historic sites and landmarks;
4. Existing improvements, including the location, capacity and size of domestic water supply, water mains, sewer lines, culverts, drainage or farm tile, towers, poles and other underground and above ground facilities, also indicating such data as locations and surface and invert grade elevations of catch basins, manholes and fire hydrants; (If water mains and sewers are not on or adjacent to the tract, indicate the direction and distance to and the size of the nearest useable facilities. If requested additional drawings, maps or photographs shall be submitted in order to accurately locate existing features.)
5. Easements, including location width and purpose; and
6. Political boundaries, including corporate limits, school, park and fire protection district boundaries and national and local historic district boundaries.
(c) Proposed subdivision design features:
1. Proposed zoning;
2. Layout of streets, including location and width of alleys, pedestrian ways, drainage ways and utility and other easements;
3. Other rights-of-way, including location and width;
4. Lots, including layout, number, dimension and area (in square feet), for each lot in the subdivision;
5. Setback lines including front and side street building setback lines and dimensions;
6. Location of utilities, including proposed method of sewage and waste disposal and location of sewer lines, water mains, stormwater drains and surface drainage for each lot or building area and method of stormwater detention and retention;
7. No land will be approved for subdivision which is subject to periodic flooding or which contains inadequate drainage facilities or other topographic and soil conditions which may increase danger to health or property or aggravate erosion or flood hazard unless the subdivider agrees to make improvements which will, in the opinion of the Village Engineer and Plan Council, make the land safe for development and occupancy;
8. Sites intended to be dedicated or reserved for public use or set aside for use of property owners in the subdivision, including the conditions, if any, of the dedication or reservation;
9. Land use designations, including sites for multiple-family dwellings, shopping centers, churches, industry and other non-public uses exclusive of single-family dwellings, with the approximate acreage of each indicated; and
10. The following certificate shall be shown in the lower right-hand corner of the preliminary plan:
APPROVAL OF PRELIMINARY PLAN
The preliminary plan of a subdivision shown hereon has received approval by the Board of Trustees of the Village of East Dundee, Illinois, and upon compliance by the subdivider with requirements of qualifications governing the approval of preliminary plans and with other revisions and stipulations that may be required, the Village Board will receive the final plat for consideration when submitted by the subdivider in such form and within such time as required by this subchapter, and approved by the Plan Council. Approval of the subdivision is only preliminary. Approval allows the subdivider to prepare improvement plans and/or a final plat.
The Board of Trustees of the Village of East Dundee, Illinois.
Date: ,
By: President
Attest: Village Clerk
(B) Filing. The subdivider shall submit to the Village Administrator the following documents:
(1) Twenty copies of the completed application for preliminary plan approval;
(2) Twenty copies of a preliminary plan of subdivision;
(3) Filing fees shall be as set in the village annual fee schedule; (The fee shall be paid in cash, by money order or certified check made payable to the village.)
(4) Concept plan, if prepared by the subdivider;
(5) Location map;
(6) Natural resources inventory, prepared by the Kane-DuPage Soil and Water Conservation District, as required by Illinois statute;
(7) Soils report, if required by the Village Engineer, prepared by a professional soils engineer of sufficient scope which addresses itself to the natural resources identified in the report prepared by the Kane-DuPage Soil and Water Conservation District; and which determines potential ground absorption, runoff, flooding deficiencies, the presence of unstable soils (or soils which may constitute problems for conventional construction), the presence of subsurface rock that would affect the installation of underground improvements on the provisions of the above ground improvement; (If, in the opinion of the Village Engineer, additional soil investigations, boring or other soil tests are necessary to determine the nature and extent of the questionable material, the subdivider shall perform the needed investigations.)
(8) Preliminary engineering report(s) and plan(s), but not limited to the consideration of the following:
(a) Community or individual water facilities;
(b) Streets and sidewalks;
(c) Site grading and erosion and siltation control; and
(d) Storm sewers and drainage plan for storage and controlled release of stormwater following a 100-year frequency storm. The design standards shall be according to those contained in the current “Specifications for Stormwater Control and Detention Improvements” on file with the Village Engineer.
(9) Evidence of ownership of the land proposed to be subdivided; (Where the subdivider does not own the land, written notarized permission from the owner shall be provided authorizing the subdivider to subdivide such and under the provisions of this chapter.)
(10) Letter of approval from the mortgagor;
(11) Text of protective covenants, deed restrictions, homeowner’s association contracts and other restrictions whereby the subdivider proposes to regulate land use in the subdivision and otherwise protect the proposed development;
(12) Environmental, fiscal and transportation impact reports and other information as requested by the Plan Council; and
(13) Preliminary plan checklist, signed by the applicant indicating that all items necessary for review have been submitted.
(C) Consideration by Plan Council.
(1) The Plan Council shall review the preliminary plan and other documents. In cases where the subdivision of land involves a variation or exception from the zoning ordinance, the Plan Council shall direct the applicant to submit the preliminary plan to the Zoning Board of Appeals for their review.
(2) Within 90 days of the official filing of the preliminary plan with the Plan Council, unless the time is extended by mutual consent, the Plan Council shall recommend to the Village Board for its action: approval or disapproval of the preliminary plan and shall submit its written recommendations, which may include the recommendations of the Village Attorney, Village Planner, citizens and other government officials, to the Board of Trustees and to the subdivider or conditional approval of the preliminary plan and shall submit its recommendations and modifications to the Board of Trustees and to the subdivider.
(D) Review fee. During the course of their review, the Plan Council may submit the preliminary plan to the Village Planner, Village Attorney and/or other technical consultants in order to obtain assistance for the proper review of the plan. The subdivider shall be notified that technical assistance has been sought in accordance with these regulations and shall be responsible for the cost of all technical services, including the services of the Village Engineer. The Village Engineer, Village Planner, Village Attorney and/or other technical consultant shall submit their itemized bill for services to the village which shall transmit a bill to the subdivider. The bill for services shall be set by the village at a rate normally charged for professional services and shall include all travel and other expenses normally charged to the village. The subdivider shall pay the village for their services rendered within ten days after the submission of the bill from the village to him or her.
(E) Consideration by Board of Trustees. The Board of Trustees shall approve, approve with conditions or disapprove the preliminary plan within 30 days after its next regularly scheduled meeting following the action of the Plan Council unless the time is extended by mutual consent. The subdivider shall, within 30 days thereof, be notified, in writing, of any conditions of approval or the reasons for rejection.
(F) Effect of approval of preliminary plan.
(1) Approval by the Board of Trustees at this stage does not constitute acceptance of the subdivision. Approval of the preliminary plan shall be:
(a) Considered permission to prepare detailed plans and specifications for the proposed subdivision and for all public improvements therein; and
(b) Effective for no more than 12 months from the date approval was granted unless, upon application of the subdivider within the period that the approval is valid, the Board of Trustees grants an extension of time beyond the period. The application for the extension shall not require an additional fee.
(2) If a final plat has not been approved as required by the provisions of this chapter within the 12-month period, or any extensions granted thereto, the preliminary plan must be resubmitted to the Plan Council as if the plan had never been approved.
(1981 Code, § 22.202) (Ord. 88-15, passed 11-7-1988; Am. Ord. 14-28, passed 9-15-2014)