(a) Approval of Preliminary Plat.
(1) Topographic data. Topographic data required as a basis for the preliminary plat, as set forth in paragraph (a)(3) hereof, shall include existing conditions as follows, except when otherwise specified by the Planning Commission:
A. Boundary lines: Bearings and distances.
B. Easements: Location, width and purpose.
C. Streets on and adjacent to the tract: Name and right-of-way width and location; type, width and elevation of surfacing; any legally established centerline elevations; walks, curbs, gutters, culverts, etc.
D. Utilities on and adjacent to the tract: Location and size of sanitary, storm and combined sewers; location and size of water mains. If water mains and sewers are not on or adjacent to the tract, the direction and distance to, and the sizes, of the nearest usable facilities shall be indicated.
E. Other conditions on the tract: Watercourses, marshes, rock outcrop, wooded areas, isolated preservable trees one foot or more in diameter, houses, barns, shacks and other significant features.
F. Other conditions on adjacent land: Approximate direction and gradient of the ground slope, including any embankments or retaining walls; character and location of buildings, railroads, power lines, towers and other nearby non-residential land uses or adverse influences; and owners of adjacent unplatted land. (For adjacent platted land, the subdivision plat shall be referred to by name, as well as the recording date and number, and the approximate percentage of build-up, the typical lot size and the dwelling type shall be shown.)
G. Photographs, if required by the Planning Commission: Camera locations, directions of views and key numbers.
H. Proposed public improvements: Highways or other major improvements planned by public authorities for future construction on or near the tract.
I. Key plan, showing location of the tract.
J. Title and certificates: Present tract designation according to official records in the office of the County Recorder, title under which the proposed subdivision is to be recorded, with names and addresses of owners, a notation stating acreage, the scale and a north arrow.
(2) Accompanying documents. The preliminary plat of a subdivision shall be accompanied by:
A. A statement that the proposed subdivision (where contiguous) is or is not to be annexed to the City.
B. Either a preliminary plat for sewer, water and storm sewers or a written statement setting forth general plans for such improvements and indicating the method to be employed to overcome particular problems that may be encountered with the development of the proposed subdivision.
C. Where the sanitary sewage facilities are proposed to be provided by individual septic systems, the results of percolation tests made on the property and a report on these tests prepared by an Illinois registered professional engineer. These tests shall be made at a frequency of one test hole for each five lots or three acres, whichever requires the greater number of test borings.
1. Size of test holes. Not less than two holes shall be tested, each to be one foot square and as deep as the proposed disposal trenches. The holes may be dug with an eight-inch post hole digger if desired.
2. Variations in soil condition. Each hole shall be filled and the water allowed to seep away to saturate the soil. Allowance shall be made for variation in soil conditions at the time of the test from year-round average conditions. Where exceptional conditions are encountered, greater depths of water may be used or the test repeated.
3. Effective absorption. An additional six inches of water shall be added to the hole and the time in minutes required for the water to seep away completely shall be observed. The average time in minutes for the water to fall one inch shall be calculated. The results from the holes tested shall be averaged. The effective absorption area required shall then be determined from the table shown below.
4. Special soils. Tests shall not be made on filled or frozen ground. Where fissure-soil formation is encountered, tests shall be made under the direction of the administrative authority or the health department having jurisdiction.
ABSORPTION AREAS FOR INDIVIDUAL RESIDENCES
Effective Absorpotion Area
Time Required For Water Required in Bottom of
to Fall One Inch (Mins.) Disposal Trenches (sq. ft.)
(per bedroom)
Time Required For Water Required in Bottom of
to Fall One Inch (Mins.) Disposal Trenches (sq. ft.)
(per bedroom)
2 or less 50
3 60
4 70
5 80
10 100
15 130
30 180
60 240
Note: A minimum of 200 sq. ft. should be provided for each dwelling unit.
(3) Preliminary plat. The preliminary plat shall be at a scale not smaller than 100 feet to one inch, or, if the area of the subdivision is more than 200 acres, 200 feet to the inch. It shall show all existing conditions required in paragraph (a)(1) hereof and shall show all proposals including the following:
A. Streets: Names, right-of-way and roadway widths, approximate grades and gradients, and similar data for alleys, if any.
B. Other rights of way or easements: Location, width and purpose.
C. Location of utilities, if now shown on other exhibits.
D. Lot lines, lot dimension, lot numbers and block numbers.
E. Sites, if any, to be reserved or dedicated for parks, schools, playgrounds or other public uses.
F. Sites, if any, for multiple-family dwellings, shopping centers, churches, industry or other non-public uses exclusive of single-family dwellings.
G. Proposed building setback lines.
H. Site data, including number of residential lots, typical lot size, acres in parks, etc.
I. Proposed name of the subdivision, which shall avoid duplication or similarity to existing subdivision names.
J. Certification by an Illinois registered land surveyor as to accuracy of the survey and plat.
K. Name and address of the developer.
L. Name and address of the planner or engineer.
M. Title, scale, northpoint and date.
(4) Other documentation. When required by the Planning Commission, the preliminary plat shall be accompanied by profiles, showing existing ground surface and proposed street grades, including extensions for a reasonable distance beyond the limits of the proposed subdivision; typical cross-sections of the proposed grading, roadway and sidewalks; and a preliminary plat of proposed sanitary and storm water sewers with grades and sizes indicated. All elevations shall be based on the Freeport datum plane.
(5) Draft of protective covenants. A draft of protective covenants, whereby the subdivider proposes to regulate land use in the subdivision and otherwise protect the proposed development, shall be presented.
(b) Final Approval.
(1) Final plat. The final plat shall be drawn in ink on tracing cloth on sheets not to exceed thirty-six inches wide by forty-eight inches long and shall be at a scale of 100 feet to one inch. Where necessary, the plat may be on several sheets accompanied by an index sheet showing the entire subdivision. For large subdivisions, the final plat may be submitted for approval progressively in contiguous sections satisfactory to the Planning Commission. The final plat shall show the following:
A. Primary control points, approved by the City Engineer, or descriptions and "ties" to such control points, to which all dimensions, angles, bearings and similar data on the plat shall be referred.
B. Tract boundary lines, right-of-way lines of streets, easements and other rights of way, and property lines of residential lots and other sites, with accurate dimensions, bearings or deflection angles, and radii, arcs and central angles of all curves.
C. The name and right-of-way width of each street or other right of way.
D. The location, dimensions and purpose of any easement.
E. The number to identify each lot or site and block.
F. The purpose for which sites, other than residential lots, are dedicated or reserved.
G. The proposed building setback line on all lots and other sites.
H. The location and description of monuments.
I. The names of record owners of adjoining unplatted land.
J. A certification by a surveyor or engineer, certifying to the accuracy of the survey and the plat.
K. A certification of title showing that the applicant is the land owner.
L. A statement by the owner dedicating streets, rights of way and any sites for public use.
M. A certification of approval by the Planning Commission.
N. The location of the subdivision by section, township and range.
O. The title, scale, north arrow and date.
(2) Cross-sections and profiles. Cross-sections and profiles of streets showing grades approved by the City Engineer shall be presented. The profiles shall be drawn to City standard scales and elevations and shall be based on the Freeport datum plane.
(3) Notice. Council shall give notice stating that there has been filed with and approved by Council one of the following:
A. A certificate from the City Engineer certifying that all improvements and installations to the subdivision required for its approval have been made in accordance with City specifications; or
B. A bond or certified check which is available to the City in sufficient amount to assure completion of all required improvements.
(4) Protective covenants. Protective covenants in form for recording shall be presented.
(5) Other data. Such other certificates, affidavits, endorsements or dedications as may be required by the Planning Commission in the enforcement of this chapter shall be presented.
(1977 Code § 67-110; Ord. 94-80. Passed 9-19-94; Ord. 2002-36. Passed 6-3-02; Ord. 2013-10. Passed 3-4-13.)