(A) City Council approval. The City Council shall not approve any final plat unless they determine that it is in compliance with all pertinent requirements of this code including those set forth in the divisions below.
(1999 Code, § 34-3-22)
(B) Filing; time limits.
(1) The subdivider of every subdivision, whether major or minor, but excluding land specifically exempted from the Illinois Plats Act as now or hereafter amended (765 ILCS 205/1 et seq.), who desires final plat approval shall file six copies of the final plat and supporting data with the City Clerk and pay all associated filing fees not later than one year after preliminary plat approval has been granted; however, with the consent of the City Council, the subdivider may delay application for final approval of part(s) of the tract shown on the preliminary plat for successive one-year periods. No subdivision plat or re-plat shall be filed for record or recorded in the office of the County Recorder of Deeds, unless and until the approval of the city is endorsed thereon. No lot shall be sold for such subdivision plat or re-plat until it has been approved by the City Council and filed for record in the office of the County Recorder of Deeds as required by the state statutes.
(2) For official filings, the subdivider shall file the approved final plat with the County Recorder of Deeds within 60 days after the City Council has approved the same and the Mayor has affixed his or her signature thereto. One copy of the final plat shall be given to the City Clerk’s office by the subdivider bearing the official stamp of the County Recorder attesting its recording within 20 days of such action.
(1999 Code, § 34-3-23)
(C) Information required.
(1) Every final plat shall be prepared by a land surveyor on new linen tracing cloth- or polyester-base film with water-proof black ink at a scale not greater than 100 feet equals one inch, provided that the resultant drawing shall not exceed 36 inches square.
(2) The final plat and supporting data shall portray/provide all of the following information:
(a) North arrow, graphic scale and date;
(b) Name of subdivider, subdivision, identification of the portion of the public lands survey in which the subdivision is located;
(c) Accurate metes and bounds or other adequate legal description of the tract, and the included area of the subdivision to the nearest one-hundredth of an acre;
(d) Accurate boundary lines, with dimensions and bearings or angles which provide a survey of the tract, closing with an error of closure of not more than one foot in 10,000 feet;
(e) All dimensions shall be shown in feet and decimals of a foot;
(f) Reference to recorded plats of adjoining platted land within 300 feet, by record name, plat book and page number;
(g) Accurate locations of all existing streets intersecting the boundaries of the subdivision;
(h) Right-of-way lines of all streets, other rights-of-way, easements and lot lines with accurate dimensions, angles or bearings and curve data, including radii, arcs or chords, points of tangency and central angles;
(i) Name and right-of-way width of every proposed street;
(j) Purpose of any existing or proposed easement(s);
(k) Number of each lot, lot dimensions and (in a separate list) lot areas;
(l) Purpose(s) for which sites, other than private lots, are reserved;
(m) Building or setback lines with accurate dimensions;
(n) Restrictions of all types which will run with the land, and become covenants in the deeds of lots;
(o) Certification of dedication of all public areas;
(p) Accurate distances and directions to the nearest established official monument; reference corners shall be accurately described on the final plat;
(q) Reference to known and permanent monuments and benchmarks from which future surveys may be made together with elevations of any benchmarks; and the surveyor must, at the time of making his or her survey, establish permanent monuments (set in such a manner that they will not be moved by frost) which mark the external boundaries of the tract to be divided or subdivided and must designate upon the plat the locations where they may be found; and
(r) Location, type, material and size of all monuments and lot markers.
(1999 Code, § 34-3-24)
(D) Certificates required. As required by state law (765 ILCS 205/2; 65 ILCS 5/11-12-8), the following certificates shall be executed on the final plat:
(1) Owner’s certificate.
We, _________________________, the Owners of __________(description)__________________, have caused the said tract to be surveyed and subdivided in the manner shown, and said subdivision is to be hereinafter known as _____________________________. All rights-of-way and easements shown hereon are hereby dedicated to the use of the public forever including the release and waiver of the right of homestead under the Homestead Exemption laws of the State of Illinois.
Dated this __________ day of _________________, 20____.
___________________(Seal)
___________________(Seal)
(2) Notary public’s certificate.
State of Illinois )
) SS
County of )
I, ____________________, a Notary Public in and for the County aforesaid, do hereby certify that _________(owners)_________________________ are personally known to me to be the same persons whose names are subscribed to the foregoing instrument, and that they appeared before me this day in person and acknowledged that they signed and sealed the same as their free and voluntary act for the uses and purposes therein set forth, including the release of waiver of the right of homestead.
Given under my hand and Notarial Seal this ___________ day of ____________________, 20_____.
___________________________________
Notary Public
(3) Surveyor’s certificate.
I, _______________________, an Illinois Registered Land Surveyor, do hereby certify that this plat is a correct representation of a survey made under my direct supervision at the request of ____ for the purpose of subdividing the tract into lots as shown.
__________________________________
Land Surveyor
__________________________________
Illinois Registration Number
______________
Date
(4) County Clerk’s certificate.
I, _________________________, County Clerk of ________________ County, Illinois, do hereby certify that I find no unpaid or forfeited taxes against any of the real estate included within this plat.
_____________________________________
County Clerk
__________________
Date
(5) Certificate of City Council.
I, ____________________________, Mayor of the City, do hereby certify that the plat shown herein was duly presented to the City Council and approved at a meeting of same held on _____(date)____.
_________________________________
Mayor
_________________________________
City Clerk
(6) Flood hazard certificate.
We, the undersigned, do hereby certify that no part of this plat to be recorded, is situated within 500 feet of any surface drain or watercourse serving a tributary area of 640 acres or more, or, if this plat is within 500 feet of any surface drain or watercourse, we hereby certify that this plat has been reviewed by the Illinois Department of Transportation Division of Water Resources and their report is on file with the County Recorder of Deeds.
By: ________________________________________
Owner(s)
By: ________________________________________
Illinois Land Surveyor
____________________________________________
Registration Number
__________________
Date
(1999 Code, § 34-3-25)
(E) Administrative review; advisory report. Within 30 days from the date of application for final plat approval, the Building Commissioner and the Administrator shall review said final plat (and supporting data), and shall each advise the City Council in writing whether it substantially conforms to the approved preliminary plat and improvement plans. A copy of their advisory report shall be forwarded to the Plan Commission. The Plan Commission may prepare an addendum to said report (should they so desire), and forward same to the City Council.
(1999 Code, § 34-3-26)
(F) Action by City Council.
(1) The City Council shall either approve or disapprove the application for final plat approval by resolution within 60 days from the date of said application or the filing of the last item of required supporting data, whichever date is later, unless the Council and the subdivider mutually agree to extend this time limit.
(2) The City Council shall not approve any final plat unless:
(a) The final plat substantially conforms to the approved preliminary plat;
(b) The final plat manifests substantial compliance with the design and improvements standards of this code, the Zoning Code and the official map;
(c) To the Council’s knowledge and belief, the final plat complies with all pertinent requirements of state law; and
(d) Either of the following has been met:
1. All required improvements have been completed, inspected, accepted and dedicated; or
2. The subdivider/developer has posted a performance bond or deposited funds in escrow to guarantee the satisfactory completion and dedication of all required improvements.
(3) If the City Council disapproves the final plat, its resolution shall specify the aspects in which the plat fails to meet the above conditions for approval.
(4) The City Clerk shall attach a certified copy of the Council’s resolution of approval or disapproval to the final plat. One copy of the resolution and plat shall be retained by the Clerk, one copy shall be filed with the Administrator, and one copy shall be given to the subdivider.
(1999 Code, § 34-3-27)
(G) Changes in approved final plats. Once a final plat is approved by the City Council, it shall not thereafter be modified; provided, however, that minor changes may be made upon written application to the Administrator. Major changes require the filing of a new final plat and complete re-review.
(1999 Code, § 34-3-28)