(A) Purpose and objective. The purpose of the final platting and documentation is to accurately show how the improvements will be constructed in order to conform to the layout and design objectives of the preliminary plat and plan. Where conditions so warrant, the village may require that portions of improvement plans be submitted during the preliminary plan review process in order to determine the land’s suitability for the preliminary plan design. Any required offsite improvements and engineering studies shall be provided and paid for by the applicant upon request. Where the subdivision is to be developed in phases, and where soil and/or topographical conditions so warrant, the village may require that improvement plans for the entire preliminary plan area be submitted prior to the construction of improvements.
(B) Required documents and information. The applicant shall submit to the Village Administrator 20 copies of the final plat and eight copies of the final engineering plan. The plat and plan shall show and give the following information.
(1) Final plat.
(a) The name or names of the owners of the property;
(b) The name, seal and signature of the registered land surveyor who prepared the plat and date thereof;
(c) The legal description of the property to be subdivided;
(d) The boundary of the plat based on accurate traverse, with angular and linear dimensions;
(e) Location of all permanent monuments;
(f) North arrow, scale;
(g) All other measurements, dimensions, data and certificates required by the Illinois Plat Act, being ILCS Ch. 765, Act 210, §§ 1 et seq.;
(h) The name, purpose and exact width of all easements and rights-of-way including streets and alleys;
(i) The dimensions of all lots; area of all lots in square feet;
(j) All lots numbered as in the preliminary plat and the purpose of all nonresidential lots;
(k) The number of degrees, minutes and seconds of all lot angles other than 90 degrees, except that when the lines in any tier of lots are parallel, it shall be sufficient to mark only the outer lot. When any angle is between a curve and its tangent, the angle shown shall be that between the tangent and the main chord of the curve. When between curves of different radii, the angle between the main chords shall be shown;
(l) When a street is on a circular curve, the main chord of the center line shall be drawn as a dotted line in its proper place; and, either on it or, preferably, in an adjoining table, shall be noted its bearing and length, the radius of the circle of which the curve is a part, and the central angle subtended. The lot lines on the street sides may be shown in the same manner, or by bearings or angles of distances. When a circular curve of 30-foot radius or less is used to round off the intersection between two straight lines, it shall be tangent to both straight lines: it shall be sufficient to shim, on the plat the radius of the curve and the tangent distances from the points of curvature lo the point of intersection of the straight line;
(m) Street addresses assigned to each lot by village;
(n) Certification as shown in Appendix A;
(o) For tract or tracts of land dedicated for park, playground or other public use, if the tract or tracts are not located within the corporate limits of the village, the certificate of dedication shall provide that the future official act of annexation of the tract or tracts to the village shall constitute a transfer of the title to the tract or tracts to the village for public use; and
(p) All final plats shall be at a scale of not less than 100 feet to the inch.
(2) Final engineering plan.
(a) The final engineering plan shall consist of the following sections:
1. Title sheet;
2. Project specifications (may be separately bound) and general construction notes;
3. Geometric plan;
4. Grading plan, which includes the street paving plan, all storm sewer lines and structures, storm water retention/detention facilities, erosion control measures, floodplain and wetland protection measures;
5. Master and detailed utility plan, which shows all storm sewers, sump pump drain lines, sanitary sewers and services, water main and services and any other public utility lines with appurtenant structures;
6. Lighting plans shall include the layout for lighting standards and underground conduits for off-street parking lighting and/or public street lighting systems;
7. Street plan and profiles;
8. Construction details;
9. Sanitary and storm sewer profiles;
10. Landscaping plan; and
11. Soil erosion and sedimentation plan.
(b) The sections of the engineering plan shall include the following:
1. Each plan sheet shall include the following information:
a. A title block that includes the project name, sheet title (geometric, grading and the like), sheet number, date of preparation and latest revision date;
b. North arrow and scales;
c. Additional general plan notes and legend as may be required; and
d. Structures information for each structure shown on that sheet.
2. Title sheet:
a. Subdivision name and unit number or phase number;
b. Location map;
c. Seal, signature, address and phone number of the registered professional engineer who prepared the plans and the person or firm that prepared the topographic surveys in addition to the date when the topographic survey was completed;
d. Applicant’s name, address and phone number;
e. Index of sheets;
f. A minimum of three permanent benchmarks; including elevation, location and datum;
g. Dates of preparation and any revisions;
h. Standard legend;
i. Drainage certificate signed by the applicant or his or her attorney, and by his or her engineer; and
j. A note requiring that the Supervisor of Public Works and Village Engineer be notified a minimum of 48 hours prior to beginning or resuming work.
3. Project specifications and general construction notes:
a. All onsite and offsite improvements shall be constructed in accordance with the requirements of the village;
b. Permits shall be obtained from all outside governmental agencies having jurisdiction;
c. All structure adjustments shall be accomplished with concrete adjusting rings;
d. Existing field tiles encountered during construction shall be either integrated into the site drainage system, removed or plugged in a manner deemed appropriate by the Village Engineer;
e. The developer shall be responsible for all adjustments prior to final acceptance by the village;
f. The village must have 48 hours excluding Saturdays, Sundays and holidays notice prior to the initiation of construction activity;
g. The testing and sterilization of all new water distribution facilities shall be completed prior to making water service taps;
h. All restoration work in the public right-of-way subject to the specific approval of the Village Engineer;
i. The Supervisor of Public Works and the Fire District shall be notified a minimum of 48 hours prior to water main shutdowns, excluding Saturdays, Sundays and holidays;
j. The Supervision of Public Works, Police Department, Fire District, School District, Garbage Collection Agency, Will County Highway Department, and Township Highway Department shall be notified at least 14 days prior to street closings and detour routes posted at least seven days prior to closing;
k. Contractor shall contact J.U.L.I.E. (1-800-892-0123) prior to any excavation work (including section, township and range numbers of property with note);
l. Contractor shall obtain prior approval from the village and maintain pavement crossing cuts until final pavement restoration is complete and accepted by the Village Engineer;
m. Sanitary sewer plans and specifications shall conform to Standard Specifications for Water and Sewer Main Construction in Illinois and village ordinances. If a conflict arises, the village ordinances shall govern;
n. Water distribution plans and specifications shall conform to Standard Specifications for Water and Sewer Main Construction in Illinois and village ordinances. If a conflict arises, the village ordinances shall govern; and
o. Pavement, curb and gutter, sidewalks and storm sewer shall conform to the Illinois Department of Transportation Standard Specifications for Road and Bridge Construction.
4. Geometric plan:
a. The geometric plan to show site boundaries and lot layout shall be a copy of the final plat, reduced if required, without the certificates;
b. All necessary geometric data required to layout the proposed improvements;
c. Show all streets adjacent to and within 150 feet of project site;
d. Show all site access roadways and driveways within 150 feet of project site;
e. All necessary geometric data required to show existing and proposed easements;
f. Street right-of-way width;
g. Street centerline and radii and curve data;
h. Right-of-way radii and curve data;
i. Street pavement width;
j. Location of curb and gutter;
k. Intersection geometric data;
l. Parking lot dimensioning and data including: lot aisle widths, space dimensions, disabled space dimensions; loading berth dimensions, curb radii, angle of parking, throat width of drives, angle of driveway at street intersection;
m. Setback lines and distances for all proposed building, parking lots and the like;
n. Proposed building footprint outlines;
o. Nonresidential site area in square feet:
i. Office building area in square feet (if applicable); and
ii. Warehouse building area in square feet (if applicable).
p. Building envelope:
i. Distance to front lot line, rear lot line, interior side lot line and exterior lot line (if applicable); and
ii. Distance to all existing offsite buildings within 100 feet of the subject site.
5. Grading plan:
a. Existing and proposed finished ground topography of site at one-foot contour intervals extending for 100 feet onto adjacent properties;
b. All existing structures located and described;
c. All streets, driveways, parking lots and other paved areas;
d. Longitudinal slope of parkways and driveways where required:
e. Locations of all trees exceeding six inches in diameter;
f. Flood hazard and wetlands delineation:
i. Floodway delineation;
ii. One hundred year floodplain delineation;
iii. Drainage watershed delineation; both on- and offsite;
iv. Wetlands and other flora areas delineation;
v. Delineation of all major watercourses.
g. Curb and gutter, sidewalks;
h. Storm and sump pump drainage appurtenances:
i. Number of all storm sewer structures; and
ii. Rim and invert grades and pipe sizes noted for all drainage structures.
i. All elevations including contours shall be referenced to USGS datum NAVD 88:
i. Existing contours to be shown as light dashed lines; and
ii. Proposed contours to be shown as heavy solid lines.
j. Spot elevations at break points, lot corners, foundation corners and top elevation at all property lines extended drainage inlet structures, and other ground control points;
k. Proposed building footprint with top foundation elevation and, where applicable, garage floor elevation;
l. Basement floor elevation for proposed building with walkout basement or lowest opening adjacent to all overland flood routes;
m. Drainage arrows, along lot lines, swales, ditches and wherever else required to delineate surface drainage direction and pattern;
n. Retaining wall top and bottom elevations and details with indication of wall ownership;
o. Storm water overflow routing with applicable cross-sections;
p. Storm water retention or detention storage basin:
i. Outline of the storage basin with finished contours at one-foot intervals;
ii. Typical cross-sections showing the degree of side slopes, top of bank elevations, bottom elevations and proposed storage elevations:
iii. Finished surface restoration including any slope stabilization or protection;
iv. Inlet and release structures with details;
v. Any subsurface (bottom) drainage system;
vi. Designation if a dry or wet bottom basin;
vii. High and, where applicable, normal water storage elevation; and/or
viii. Calculated water storage volume in acre feet.
q. Erosion and sedimentation control measures applicable to site grading.
6. Master and detailed utility plan:
a. Location and size (if applicable) of all existing utility lines and their appurtenant structures located onsite or within the construction limits of proposed offsite improvements;
b. Location and size of all proposed onsite and offsite water mains, and services sanitary sewers, and services storm sewers, and sump pump drain lines, and their appurtenant structures (hydrants, valves, manholes and the like) which shall be numbered for reference;
c. Finished frame elevation and invert elevations shall be given for all structures;
d. Size, slope, purpose, length and type of material of all proposed utility lines;
e. Locations where granular trench backfill is required;
f. Existing structures which require adjusting, reconstruction or filling shall be noted on plan;
g. Conformance to overall village plans for any trunk lines, existing or proposed, which traverse the subdivision;
h. Depict adjacent properties for proper utility and street match;
i. Hydrant locations, dimension to the back of the nearest curb, final grade ring elevation;
j. Valve vault and valve box locations, with description including size and type of valve, final adjusted grade;
k. Thrust blocks shall be provided at all bends, tees and plugs for all water mains; and
l. Vertical and horizontal clearance between water main and sanitary/storm sewer shall be in accordance with standard specifications.
7. Lighting plans shall include the following
a. Light pole locations, heights and spacing;
b. Control system and underground site wiring diagram specifying unit duct and wire size, locations and other materials:
c. Typical installation section showing:
i. Type of base and pole;
ii. Bracket or arm;
iii. Luminaire wattage type lamp and ballast provided; and
iv. Mounting height.
d. Catalog cuts and specifications from manufacture.
8. Street plan profiles and sections:
a. Plan view of all proposed street and sidewalk improvements showing, but not limited to, street name, centerlines with stationing and horizontal curve data, right-of-way lines and widths, pavement outline and widths, sidewalks, curb and gutter, return radii, all storm sewers and other drain lines with structures, and, where applicable, shoulders and drainage ditches;
b. Locations where granular trench backfill is required;
c. Centerline profile of existing ground line with elevations shown at 50-foot intervals minimum;
d. Centerline profile of proposed pavement surface with grades, vertical curve data and elevations shown at 50-foot intervals minimum;
e. Profile of all proposed storm sewers, sanitary sewers, water mains and other drain lines with structures within the plan view area showing pipe size, slope, length, type of material, and finished frame and invert elevations for structures;
f. Profile of all utility crossings where a grade conflict may occur;
g. Typical street cross-sections showing all proposed street construction within the right-of-way and the calculated pavement structural number;
h. Street cross-sections for all proposed streets within the development and for all streets constructed or reconstructed outside of the development boundaries at 100-foot intervals minimum or at more frequent intervals as requested by the Village Engineer; and
i. Plan view scale shall be one inch equals 50 feet minimum and profile scales shall be horizontal same as plan and vertical one inch equals five feet.
(3) Construction details. All details shall be of type standard with the village, including but not limited to:
(a) Manholes, inlets, catch basins, vaults;
(b) Standard utility structure covers;
(c) Standard valve and hydrant installation;
(d) Drainage structures;
(e) Concrete curb and gutter;
(f) Thrust block installation;
(g) Service connections; and
(h) Paving installation.
(4) Sanitary and storm sewer profiles. Profiles shall be provided for all proposed sanitary and storm sewers;
(5) Landscaping plan. Landscaping plan shall include trees to be preserved, screening where required, the restoration of site flora and other areas to be stabilized and enriched according to this chapter and all other village requirements;
(6) Soil erosion and sedimentation plan. Soil erosion and sedimentation plan shall include the location, type and details of all required site soil erosion control measures, and shall show any proposed ground cover areas such as seeding, sodding and the like;
(7) Supporting documents:
(a) A detailed statement by the subdivider setting forth the nature, kind, character and extent of all improvements that will be constructed within the subdivision, together with complete plans, profiles and specifications clearly describing the same, with agreement to construct same in accordance therewith;
(b) A statement by a professional engineer registered in the state giving a detailed estimate of the total cost of construction for all proposed improvements;
(c) Any and all documents as may be required by the village to ensure that the dedication of all required rights-of-way and the granting of all required easements has or will be established;
(d) Any covenants or other documents which place certain restrictions on the use and development of the property and is intended to be recorded with the final plat;
(e) Five completed copies of all permit application forms (IEPA, IDOT, IDNR and the like) required for construction of the proposed improvements;
(f) Proof of compliance with all applicable impact fee ordinances and all other ordinances; and
(g) Final studies, reports, drawings and calculations for all proposed storm water sewers, drain lines, culverts, retention or detention storage basins, flood routing and any other site storm water management facilities.
(Ord. 808, passed 4-19-2006)