(A) Requisites for final approval.
(1) Following approval of the preliminary plat by the Planning and Zoning Commission and the City Council, the subdivider shall:
(a) Furnish a bond, letter of credit or check in the amount of the project engineer’s estimated improvement costs, as approved by the City Engineer, for the installation; or
(b) In case the proposed subdivision lies wholly or partly outside of the corporate limits of the city, then evidence of posting the bond for improvements required by the county will suffice for the subdivision.
(2) Upon submittal of the proper bond, letter of credit or check in the amount of the project engineer’s estimated improvement costs, the final plat may be submitted for review in accordance with the provisions of this subchapter. The final plat shall conform to the requirements of this DO. No plat shall be filed for record or recorded in the office of the Recorder of Deeds of the county, unless and until the approval of the Council is endorsed thereon by the City Clerk, unless and until the subdivider has deposited with the city a sum of money equal to the fee charged by the Recorder of Deeds for recording the plat, and no lot shall be sold from the plat unless and until approved by the Council and filed for record in the office of the Recorder of Deeds, as herein provided. If all improvements are not complete after two years from the date of the bond or letter of credit is submitted, the city may utilize those funds to complete the project.
Figure 152.265: Final Plat
(B) Submission to Council.
(1) The final plat shall consist of an accurate map or plat designating specifically the land so laid out and particularly describing the lots, blocks, streets, avenues, alleys, public ways or other portions of the same intended to be dedicated for public use or for the use of the purchasers or owners of lots fronting thereon or adjacent thereto.
(2) The final plat shall be submitted in both print and electronic (in CAD format as approved by City Engineer and as a PDF) forms. Fifteen copies of the printed plat, together with copies of any deed restrictions where the restrictions are too lengthy to be shown on the plat, shall be submitted to the Commission.
(3) The final plat shall be drawn to a scale of 100 feet to one inch or larger (i.e., one inch equals 50 feet), from an accurate survey and on one or more sheets, whose maximum dimensions shall not exceed 24 inches by 36 inches.
(4) If more than two sheets are required, an index sheet of the same dimensions shall be filed showing the entire subdivision on one sheet and the component areas shown on the other sheet. When the final plat conforms to the approved preliminary plat and the requirements of this section and §§ 152.290 through 152.299
have been accomplished, the certification to this effect shall be endorsed on the final plat by the Director of Community Development or his or her designee and the final plat submitted to the Council for its approval or denial. Where the final plat does not conform to the approved preliminary plan, the Commission shall submit its recommendations to the Council for approval or denial of the final plat. The Council shall not deny any final plat which is in accord with the previously approved preliminary plat for the same subdivision and in which the improvements required in §§
152.290 through 152.299
have been installed and approved.
(C) Information required. The final plat and accompanying documents shall show:
(1) The boundary lines of the area being subdivided with accurate distances and angles. The correct legal description of the property being subdivided shall be shown on the plat or on an accompanying certificate;
(2) The accurate outline of any portions of the property intended to be dedicated or granted for public use;
(3) The line of departure of one street from another;
(4) The lines of all adjoining property and the lines of adjoining streets and alleys with their width and names;
(5) All lots shall be designated by numbers or letters. All streets, avenues and other grounds by names, letters or numbers;
(6) The location and dimensions of all easements provided for public use, service, drainage or utilities;
(7) All dimensions, linear and angular, necessary for locating the boundaries of the proposed blocks, subdivisions, lots, streets, alleys, easements and other areas for public or private use. Linear dimensions are to be given to the nearest one-one-hundredth of a foot;
(8) The radii, arcs or chords, points of tangency and central angles for all curvilinear streets and radii for rounded corners;
(9) The location of all survey monuments and their description;
(10) The name of the subdivision, the name of the registered land surveyor, the name of owner(s) platting the tract. The subdivision name shall not duplicate the name of an existing subdivision in this county. However, phased subdivisions may share a common name if identified by phase;
(11) The north point, scale and date;
(12) Calculations showing the error of linear closure, which error shall in no case be greater than one in 5,000;
(13) The certificate of a registered state land surveyor attesting to the accuracy of the survey and the correct location of all monuments shown; and that he or she has complied with all rules contained herein governing plats, and whether any part of the plat is located within a special flood hazard area as identified by the Federal Emergency Management Agency. It shall also include with this certification a listing by number of all lots shown on the plat that are subject to periodic flooding or inundation based on the highest floodwater elevation record in the area;
(14) Private restrictions and covenants and their periods of existence. Should these restrictions or covenants be of a length to make their lettering on the plat impracticable and thus necessitate the preparation of a separate instrument, reference to that instrument shall be made on the plat;
(15) A notarized statement from the owner indicating, to the best of the owner’s knowledge, the school district in which each tract, parcel, lot or block lies;
(16) Acknowledgment of the owner or owners, signed before a notary public, to the plat and restrictions including dedication to public use of streets, alleys, parks or other open spaces shown thereon and the granting of easements required. If parks or open spaces are dedicated for public use in subdivisions located outside of the corporate limits of the city; the owner(s) of the subdivision will by covenant, provide for the maintenance of the parks or open spaces until such time as the subdivision is annexed by the city. The city has the right to refuse parks or open spaces within or outside of city limits;
(17) Certificate of approval by the City Council for endorsement by the City Clerk;
(18) Signed approval by the representative of the Planning and Zoning Commission; and
(19) Certificate of approval by the County or Illinois Department of Transportation if county or state roads are involved.
(D) Acknowledgments. The final plat and any accompanying document shall be signed and acknowledged by the owner or owners of the land subdivided in the same manner and form as the acknowledgment of a deed conveying real estate, prior to signature by any city officials.
(E) Approved plat filed with Recorder of Deeds. When the map or plat is so prepared, acknowledged and certified, has been approved by the Council, and the fee for recording the plat has been deposited with the city as required by the Fee Schedule (Appendix A), the same shall be filed and recorded in the office of the Recorder of Deeds of the county; and thereupon the plat shall be equivalent to and operate as a deed in fee simple to the city from the owner of all streets, avenues, alleys, public ways and grounds and of the portions of land as therein are set apart for public and city use.
(F) Lapse of final plat approval. City Council approval of the final plat shall expire if the final plat and associated documents are not recorded with the County Recorder within one year following City Council approval. If the final plat is not recorded within the one-year period, the applicant shall be required to reinitiate the subdivision process at the pre-application conference stage. If the final plat is not recorded within the one-year period, the applicant may file an extension request with the City Council. The request must be approved by City Council before the expiration date of the approved final plat. The extension request shall state the reasons behind, and the proposed length of the extension requested. In reviewing the time extension request, City Council shall consider the circumstances behind the extension request and the status of current regulations. There shall be no limit on the number of extensions that may be granted (for good cause shown) by the City Council.
(Ord. 10-3277, § 4-2.6, passed 1-4-2010; Ord. 17-3538, passed 2-6-2017; Ord. 20-3609, passed 4-6-2020)