A. Conformance To Applicable Rules And Regulations:
1. In addition to the requirements established in these regulations, all subdivision plats shall comply with the following laws, rules, and regulations:
a. All applicable statutory provisions.
b. The Village zoning ordinances, Building and Housing Codes, and all other applicable laws of the appropriate jurisdictions.
c. The official comprehensive plan, official map including all streets, parks, water mains and sewer mains shown on the official map or comprehensive plan as adopted.
d. The special requirements of these regulations and any rules of the Madison County Health Department and/or appropriate State or regional agencies.
e. The rules of the Illinois Department of Transportation (IDOT) if the subdivision of any lot contained therein abuts a State highway or connecting street. (Ord. 2015-18, 4-28-2015)
f. The standards and regulations adopted by the Public Works Director and all boards, commissions, agencies, and officials of the Village. (Ord. 2015-18, 4-28-2015; amd. Ord. 2018-07, 4-24-2018)
2. Plat approval may be withheld if a subdivision is not in conformity with the above laws, regulations, guidelines, and policies as well as the purposes of these regulations established in section 11-1-3 of this title.
B. Adequate Public Facilities:
1. Adequate Facilities Required: No preliminary plat shall be approved unless the Board of Trustees determines that public facilities will be adequate to support and service the area of the proposed subdivision. Public facilities and services to be examined for adequacy will include roads and public transportation facilities, sewerage, and water service.
2. Information And Data Required: The applicant for a preliminary plat must, at the request of the Planning and Zoning Commission, submit sufficient information and data on the proposed subdivision to demonstrate the expected impact on and use of public facilities and services by said subdivision.
3. Comprehensive Plan Consistency Required: Proposed public improvements shall conform to and be properly related to the Village comprehensive plan.
4. Water: All habitable buildings and buildable lots shall be connected to a public water system capable of providing water for health and emergency purposes, including adequate fire protection.
5. Wastewater: All habitable buildings and buildable lots shall be served by Village wastewater collection and treatment.
6. Stormwater Management: Drainage improvements shall accommodate potential runoff from the entire upstream drainage area and shall be designed to prevent increases in downstream flooding. The Village may require the use of control methods such as retention or detention, and/or the construction of off site drainage improvements to mitigate the impacts of the proposed developments. All proposed subdivisions shall comply with the Village stormwater ordinance.
7. Roads: Proposed roads shall provide a safe, convenient, and functional system for vehicular, pedestrian, and bicycle circulation; shall be properly related to the comprehensive plan; and shall be appropriate for the particular traffic characteristics of each proposed development and constructed in the manner prescribed by this title.
8. Utilities: All utility facilities, including gas, electric power, telephone, and CATV cables, shall be located underground throughout the subdivision. Underground service connections to the property line of each platted lot shall be installed at the subdivider's expense (see section 11-5-8 of this chapter).
9. Extension Policies: All public improvements and required easements shall be extended through the parcel on which new development is proposed. Streets, water lines, wastewater systems, drainage facilities, electric lines, telecommunications and fiber optic lines shall be constructed throughout the new development to promote the logical extension of public infrastructure. The Village may require the applicant of a subdivision to extend off site improvements to reach the subdivision or oversize required public facilities to serve anticipated future development as a condition of plat approval.
10. Easements:
a. Unless utilities are to be installed in the public right-of- way, easements not less than seven and one-half feet (7.5') wide shall be provided on each side of all rear lot lines, and alongside side lot lines where necessary for storm and waste water sewers; gas, water and other mains; and for underground electric power and telephone lines. Easements of greater width may be required along or across lots when necessary for the extension of main sewers or other utilities or where both water and sewer lines are located in the same easement. (Ord. 2015-18, 4-28-2015)
b. Adequate easements for stormwater drainage shall be established along any natural drainage channel and in such other locations as may be necessary to provide satisfactory disposal of stormwater from streets, alleys, and all other portions of the subdivision. The location and minimum widths of such easements shall be approved by the Public Works Director or designee. (Ord. 2015-18, 4-28-2015; amd. Ord. 2018-07, 4-24-2018)
c. No person shall deny access to such easements to authorized officials upon display of proper identification.
d. No person shall erect any structure or plant any tree or shrub in any easement or within any street or alley right-of-way, except at the owner's risk with respect to all costs for demolition, removal or reconstruction thereof.
C. Restrictive Covenants: Restrictive covenants shall be provided for every subdivision, including provisions for maintenance of common ground areas. References to those restrictions shall be required to be indicated on the subdivision plat, and the restrictive covenants shall be recorded with the County Recorder of Deeds in a form to be approved by the Village Attorney. (Ord. 2015-18, 4-28-2015)
D. Plats Straddling Municipal Boundaries: Whenever access to the subdivision is required across land in another municipality, the Planning and Zoning Commission may request assurance from the Village Attorney that access is legally established, and from the Public Works Director or designee that access is adequately improved, or that a guarantee has been duly executed and is sufficient in amount to assure the construction of the access road. In general, lot lines should be laid out so as not to cross Municipal boundary lines. (Ord. 2015-18, 4-28-2015; amd. Ord. 2018-07, 4-24-2018)
E. Monuments: The applicant shall place stone or reinforced concrete reference monuments, set in the ground in such a manner that they will not be moved by frost, in accordance with the Plats Act 1 , as now or hereafter amended. Such monuments shall comply with the following requirements:
1. All lot corners shall be marked by one-half inch (0.5") iron pins not less than twenty four inches (24") long. Temporary iron fence posts shall also be placed at these locations and may not be removed until adjacent lots have been built upon.
2. All monuments required by these regulations shall be set flush with the ground or so as not to protrude above the ground surface by more than one and one-half inches (1.5").
3. All monuments shall be properly set in the ground and approved by a registered land surveyor. (Ord. 2015-18, 4-28-2015)
F. Character Of Land: Land that the Planning and Zoning Commission finds to be unsuitable for subdivision or development due to flooding, improper drainage, steep slopes, rock formations, adverse earth formations or topography, utility easements, or other features that will reasonably be harmful to the health, safety, and general welfare of the present or future inhabitants of the subdivision and/or its surrounding areas, shall not be subdivided or developed unless adequate methods are formulated by the developer and approved by the Planning and Zoning Commission, upon recommendation of the Public Works Director or designee, to solve the problems created by the unsuitable land conditions. Such land shall be set aside for uses as shall not involve any danger to public health, safety, and welfare. (Ord. 2015-18, 4-28-2015; amd. Ord. 2018-07, 4-24-2018)
G. Subdivision Name: The proposed name of the subdivision shall not duplicate, or too closely approximate phonetically, the name of any other subdivision in the area covered by these regulations. (Ord. 2015-18, 4-28-2015)
Notes
| 1 | 1. 765 ILCS 205/1 et seq. |