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(A) No building permit or occupancy permit shall be issued for any building, structure, or improvement within a subdivision approved in accordance with this chapter unless a valid and enforceable corporate surety bond or other financing surety in accordance with § 150.05 is on file with the village to guarantee completion of improvements in the subdivision which the subdivider is required to install but which are not yet complete and/or accepted.
(B) Notwithstanding the provisions of division (A) above, building and occupancy permits shall be issued to individual lot owners (other than the defaulting subdivider or developer of the subdivision), even though a valid and enforceable corporate surety bond or other financing surety is not on file with the village, if the lot owner deposits cash or a separate corporate surety bond or other financing surety with the village in the amount of 125% of that lot’s pro-rata share of the estimated cost of all improvements remaining to be completed as required by this chapter or an applicable S.I.A., the estimated cost to be determined by the Village Engineer. Such funds shall be held for use by the village for the completion of the remaining improvements. Upon completion of all these improvements by the village, a pro-rata share of any remaining funds deposited under this division or surety proceeds shall be refunded to the lot owner. In the event that all such improvements are completed by the subdivider or developer as required by this chapter or an applicable S.I.A., all the funds shall be refunded to the lot owner.
(C) No building permit shall be issued for the construction of any building, structure, or improvement unless the owner of the land upon which the building, structure, or improvement is to be constructed has complied with the requirements of this chapter as applied to the property.
In consideration of the expenses incurred by the village, both in professional and consulting fees, and in time expended by village employees reviewing and inspecting subdivision improvements, the developer or subdivider shall pay to the village 1.5% of the estimated cost, as approved by the Village Engineer, of construction of the public improvements in the proposed subdivision. The payment shall be due prior to the recording of the final plat by the village.
PLAT PROCEDURES
(A) Prior to the filing of an application for the approval of a preliminary plat, the subdivider may consult with the Plan Commission in order to gain its advice. In so doing both the subdivider and the Plan Commission can reach mutual conclusions regarding the general concept and objectives of the proposed development and possible effects on the neighborhood and the community.
(B) A preapplication conference with the village staff may be conducted at the discretion of the Plan Commission or upon the request of the developer. Any meeting of the Plan Commission shall be a part of a regularly scheduled meeting, be open to the public, and be on the agenda in advance of the meeting. Recommendations during preapplication meetings or concept reviews are advisory only for mutual benefit, do not require formal application or fee and do not bind the village to approve any or all of the preliminary plat.
(A) When any owner of land lying within the corporate limits of the village or within the area of platting jurisdiction of the village desires to subdivide such lands, the owner shall submit to the Village Clerk, along with an application for development approval and the application fee as set forth in Title XVII of this code of ordinances, a preliminary plat on tracing cloth, mylar, or equivalent material with 15 prints or copies thereof, folded to approximately nine-inch by 12-inch size, at a scale of 100 feet to the inch and shall show on its face the following information:
(1) Name under which the proposed subdivision is to be recorded;
(2) Legal description of property platted and total acreage included;
(3) Date, scale, and north point;
(4) Names and addresses of the owner, subdivider, engineer, and land surveyor preparing the plat;
(5) The location, widths, and other dimensions of proposed streets, alleys, easements, parks, playgrounds, and other open spaces proposed to be dedicated for public use;
(6) The blocks and lots into which the project is proposed to be subdivided in sufficient detail to determine the character of the development; and
(7) Location and approximate dimensions of any sites to be reserved or dedicated for parks, playgrounds, drainageways, or other public use or which are to be used for multi-family housing, shopping centers, church sites, or other nonpublic uses not requiring individual lots, including dimensions and acreage.
(B) The following information shall also be provided as part of the preliminary plat submittal:
(1) The character of the immediately contiguous lands to the proposed subdivision to a minimum distance of 200 showing the subdivision thereof, if subdivided, and the location and dimension of public streets, alleys, public utility easements, street pavements, sanitary sewer mains, stormwater mains, retention and detention areas, water supply mains, and electrical distribution systems, if any, adjoining the proposed subdivision;
(2) A large scale information map showing the location of the preliminary plat area;
(3) The zoning classification under the village or county zoning ordinance, and the zoning of all surrounding land indicating the applicable zoning authority (whether village or county);
(4) The location within the proposed subdivision of any existing public streets, alleys, public utility easements, street pavements, sanitary sewer mains, storm sewer mains, water supply mains, watercourses, bridges, culverts, electrical distribution system, and similar facilities; and the location of existing buildings, if any;
(5) Complete sidewalk plan or pedestrian access and circulation plan;
(6) Location of existing corporate boundary lines at or near the proposed subdivision;
(7) Ground elevations on the tract. For land that slopes less than .5%, show one foot contours; show spot elevations at all breaks in grades, along all drainage channels or swales, and at selected points not more than 100 feet apart in all directions. For land that slopes more than .5%, show two-foot contours. Refer to U.S.G.S. datum in compiling data;
(8) Floodplain lines are to be delineated according to the applicable U.S.G.S. Flood Quadrangle or other documents adopted by the village as part of floodplain regulations (Chapter 151);
(9) Preliminary engineering. Sufficient detail will be required to convey the general basis of design for the sewer, water, electric distribution, stormwater runoff control, and flood control facilities;
(10) Traffic and other impact studies, if any;
(11) Any other information or data that the subdivider feels the Plan Commission may require for the full and complete consideration of the proposed plat of subdivision;
(12) A summary of all restrictions, if any, intended to be imposed by the final plat or by deeds of conveyance including the location, use, height, and bulk of buildings and any applicable land use, design limitations, or planning schedules which the developer or subdivider represents to the Plan Commission or Board of Trustees as restrictions upon the developer’s intended design, development, and use of the subject property; and
(13) Geological and soil analysis examining the adequacy of the site for the development environment.
(C) All documents, plats, supporting data, and the like and revisions thereof shall be dated and properly titled and the date utilized when referencing these provisions.
(A) Developer action. The preliminary plat shall be prepared in accordance with this chapter and the subdivider shall file 15 copies along with application for development approval to the Village Clerk at least one week in advance of the meeting at which the Plan Commission shall review the preliminary plat.
(B) Plan Commission action on preliminary plat. The Clerk shall refer the application to the Plan Commission, which shall, after receiving the preliminary plat, hold deliberations and request additional information as it deems necessary to show compliance with the ordinances of the village. All required material must be received at least one week prior to the Plan Commission session at which it is to be considered. If the proposed plat of subdivision is not satisfactory as presented, the Plan Commission shall permit the subdivider to make changes and additions required by the Plan Commission to meet the requirements of this chapter before submission of its recommendation to the Board of Trustees.
(C) Plan Commission recommendation. The Plan Commission shall make a recommendation of approval or disapproval of the plat. The Plan Commission will forward the recommendation in writing to the Village Board including any conditions of approval or the reasons for disapproval and the roll call vote. A recommendation of the Plan Commission to disapprove a preliminary plat shall not prohibit the subdivider from seeking Board approval of the proposed plat.
(D) Village Board approval of preliminary plat. After a recommendation on the preliminary plat by the Plan Commission, it shall be returned to the Village Board for its action. After the Board has satisfied themselves that the preliminary plat is in accordance with the requirements set forth in this chapter, and that the Plan Commission has inspected all phases of the improvements and made its recommendation, the Board may accept, modify, or reject the recommendation of the Plan Commission in its action upon the plat. The Board may require special conditions in the approval of the preliminary plat as it may deem necessary to ensure conformity with the requirements of the village ordinances. Upon rejection of a preliminary plat, the plat shall be returned to the subdivider by the Village Board with a written statement setting forth reasons for the disapproval. An approved preliminary plat shall remain on file with the Village Clerk.
(E) Review duration. The Plan Commission shall make its recommendation on the proposed preliminary plat within 30 days of referral to the Plan Commission or the filing by the applicant of the last item of supporting data, whichever date is later, unless the time is extended by mutual consent. The Village Board shall accept or reject the plat within 30 days after its next regular stated meeting following the action of the Plan Commission.
A final plat shall be prepared on permanent material, tracing cloth, mylar, or equivalent so as to be suitable for recording with the County Recorder of Deeds at a scale of one inch equals 100 feet. All revision dates shall be shown as well as the following:
(A) Contents.
(1) The name and signature of the owner of record of the property;
(2) The name, signature and seal of the registered land surveyor who prepared the plat, and the date thereof;
(3) The legal description of the property subdivided;
(4) All measurements, dimensions, data, monuments, angular and linear dimensions, and certificates shall be in accordance with § 150.24 of this chapter, the Plat Act as set forth in 765 ILCS 205/0.01 et seq., and any other statutes or county requirements pertaining to recording;
(5) All easements required for installation of utilities (electric, water, wastewater, gas, telephone and the like) along with a statement that dedicates easements as approved by the village;
(6) All scenic, access, drainage, and other easements along with a statement that dedicates the easement as approved by the village; and
(7) Topographical and profile studies required by § 2 of the Plat Act (765 ILCS 205/2), if not previously supplied with the preliminary plat.
(B) Supporting documents with final plat. The following supporting documents and data shall be submitted with the final plat:
(1) A statement of intent and agreement by the subdivider, setting forth the nature, kind, character, and the extent of all the improvements that will be constructed in the subdivision, together with complete plans, detailed final engineering, profiles, and specifications clearly describing the same, with agreement to construct the same in accordance therewith, at his or her own expense, within the time limit fixed by the Board of Trustees;
(2) Any special studies or additional items required by the village;
(3) Cost estimates and construction plans of all public improvements and financing surety as required hereinafter;
(4) A description and justification for any variation from the preliminary plat and a description of any external factors which have changed since the preliminary plat affecting the layout of the final plat; and
(5) Certificates and additional items required by § 150.24.
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