The purpose of the preliminary plan is to allow the plan commission/board of appeals, the board of trustees, and other public bodies to determine whether the proposed layout of the land in question is satisfactory from the standpoint of the public interest. The preliminary plan shall be prepared by a qualified professional, trained and experienced in the layout of subdivisions. (Ord. 99-O-791, 6-7-1999; amd. Ord. 05-O-942, 11-7-2005)
The following graphic and descriptive items are normally required to be shown on the preliminary plan and the accompanying application for approval. The lack of information under any item specified herein, unless waived, shall be cause for disapproval of a preliminary plan.
A. Application For Approval: Written application by the owner, or his agent, for approval shall accompany each preliminary plan. All documents should be clearly dated. The submission shall include the following information:
1. Name For File Identification:
a. Name of subdivision if property is within an existing subdivision.
b. Proposed name if not within a previously platted subdivision. The proposed name shall not duplicate the name of any plat previously recorded in Lake County.
c. Name of property if no subdivision name has been chosen. (This is commonly the name by which the property is locally known.)
2. Location And Description Of Property: Location of property by government lot, section, township, range and county.
3. Basic Facts And Proposals Pertaining To The Property:
a. Size of tract in acres or of existing lots, if any, in square feet.
b. Existing zoning classification of property and any rezoning proposed to be requested.
c. Number of lots proposed in subdivision.
d. Area of lots proposed; minimum, average and maximum.
e. Proposed linkage with sewer facilities.
f. Any other proposals, such as parcels of land intended to be dedicated, conveyed or reserved for public use, and the conditions proposed for such disposal and use.
g. Drainage area that goes through the property being subdivided from the outside of the developed land.
4. Information As To Ownership, Preparation Of Plat And Submission:
a. Name and address, including telephone number of legal owner or agent of property and citation of last instrument conveying title to each parcel of property involved in the proposed subdivision, giving grantor, grantee, date and land records reference.
b. Citation of any existing legal rights of way or easements affecting the property.
c. Existing covenants on the property, if any.
d. Name and address, including telephone number of the professional responsible for the subdivision design shall be shown on the preliminary plat as submitted; registered professional engineer of Illinois responsible for the design of public improvements, and registered Illinois land surveyor responsible for surveys. (Ord. 99-O-791, 6-7-1999)
5. Petition For Deviations Or Variances: A petition for any deviations or variances shall be submitted in writing by the subdivider at the time the preliminary plan is filed for consideration by the plan commission/board of appeals. The petition shall state fully the grounds for the application and all of the facts relied upon by the petitioner. (Ord. 99-O-791, 6-7-1999; amd. Ord. 05-O-942, 11-7-2005)
B. School Demographic Study:
1. Notification Of School District: Within three (3) days after a plat is submitted for approval, the village administrator shall notify the school district in which any of the subdivided land is located, that the plat has been submitted for approval and that it is available for inspection. (Ord. 99-O-791, 6-7-1999)
2. Demographic Study Requirements: A school demographic study shall be prepared by the subdivider if requested by the plan commission/board of appeals. It shall contain the following information: (Ord. 99-O-791, 6-7-1999; amd. Ord. 05-O-942, 11-7-2005)
a. The number and type of dwelling units to be constructed upon approval of the plan, the density of such dwelling units on the land, and a breakdown of each type of dwelling unit by the number of bedrooms.
b. Estimates of the number of dwelling units to be constructed, the different types of dwelling units based on general standards approved by and on file with the village.
c. Estimates of the number of children to be generated in each school classification of each school district situated wholly or partially within the area depicted in any such plat. (Reference: Table of estimated ultimate population per dwelling unit published by Illinois school consulting service.)
C. Accompanying Documentation Required: The preliminary plan of subdivision shall be accompanied by:
1. Annexation Statement: A statement that the proposed subdivision (where contiguous) is to be annexed to the village, if applicable.
2. Preliminary Plan For Sanitary Facilities: Either a preliminary engineering plan for sewer 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, if applicable.
Any subdivision which is to be served by a public sewer system shall not receive preliminary approval until there is written concurrence by Lake County public works. The subdivision shall not receive final approval until there is an approved agreement with the county that the subdivision is included in a sewer service area.
Any subdivision which is not to be served by a public sewer system shall not receive final plat approval unless and until written approval has been secured from the Lake County health department of the suitability for individual sewage disposal systems in accordance with the village septic standards.
The subdivider is encouraged to obtain said written approval simultaneously with, or prior to preliminary subdivision approval to ensure that the permitting agency does not require changes in the overall plan which would result in a substantive difference between the preliminary plan and the final plan when submitted for approval.
3. Soil Analysis: A soil analysis for each proposed subdivision shall be completed by the Lake County soil and water conservation district and shall be of sufficient scope to point out potential ground absorption, runoff, flooding deficiencies, the presence of unstable soils or of soils of such low bearing capacity as to constitute problems for conventional construction, or the presence of subsurface rock that would affect the installation of underground improvements on the provisions of aboveground improvements. If the subdivision contains questionable soil and, in the opinion of the village engineer, additional soil investigations, borings or other soil tests are necessary to determine the nature and extent of such questionable material, the owner or developer shall retain or cause to be retained the services of a competent testing laboratory to perform the needed investigations.
a. Copies of the completed reports prepared by the testing laboratory shall be filed with the village administrator and village engineer.
b. Neither the village engineer nor the village shall be liable for costs connected with the tests, borings or interpretations of results of such work.
4. Transportation Or Highway Department Approval: Any subdivision which is dependent upon access to a road under the jurisdiction and control of the Illinois department of transportation or Lake County highway department, shall not receive final plat approval unless and until written approval for the requisite access permit has been secured from the appropriate jurisdictional body. The subdivider is encouraged to obtain said written approval simultaneously with, or prior to preliminary subdivision approval to ensure that the permitting agency does not require changes in the overall plan which would result in a substantive difference between the preliminary plan and the final plan when submitted for approval.
5. Protective Covenants: Draft of protective covenants, whereby the subdivider proposed to regulate land use in the subdivisions and otherwise protect the proposed development, if applicable.
D. Drawings And Data Required: The preliminary plan and required accompanying maps shall be drawn on reproducible medium, no larger than thirty by thirty six inches (30 x 36"), in a manner that clear and legible prints can be made therefrom, and shall be at a scale of not more than two hundred feet (200') to the inch. It shall show all existing conditions required below and shall show all proposals including the following:
1. Identification And Description: Identification and description shall be as follows:
a. Name Of The Subdivision: Not a duplication of a name of any plat heretofore recorded in the village or in the county.
b. Location Of Subdivision: Location by section, township and range, or by other approved legal description, including present tract designation according to official county records.
c. Survey Of Subdivision: Boundary line survey on an accompanying map which is prepared and certified by a registered land surveyor.
d. Designer Of Subdivision: Name and address of the site planner and/or engineer.
e. Owner Of Subdivision: Name and address of the owner and/or subdivider.
f. Date: The date on which the documents were produced, including any revision dates for alterations/amendments. (Ord. 99-O-791, 6-7-1999)
2. Existing Conditions: Data required as a basis for the preliminary plan shall include existing conditions as follows, except when otherwise specified by the plan commission/board of appeals: (Ord. 99-O-791, 6-7-1999; amd. Ord. 05-O-942, 11-7-2005)
a. Boundary Lines: In accordance with subsection D1c of this section.
b. Total Acreage: Within the boundary lines.
c. Existing Zoning Districts: Both in proposed subdivision and adjacent tracts.
d. Existing Improvements: Locations, widths and names of all existing or previously platted streets or other rights of way showing type of improvement (if any), railroad and utility rights of way, parks and other public open spaces, permanent buildings and structures, easements and section and corporate lines within the tract and to a distance of one hundred feet (100') beyond the tract.
e. Utilities On And Adjacent To Tract: Location and size of existing sewer lines, culverts or other underground facilities within the tract and to a distance of one hundred feet (100') beyond the tract; also indicating such data as locations and surface and invert grade elevations of catch basins, manholes and fire hydrants. If sewers are not on or adjacent to the tract, indicate the direction and distance to, and the size of the nearest usable facilities.
f. Location Map: Drawn at a scale of not less than one inch equals one thousand feet (1" = 1,000') or larger, showing boundary lines of adjoining unsubdivided or subdivided land within an area bounded by nearest arterial streets or other natural boundaries, but not less than one-half (1/2) mile beyond the subdivision boundaries in subdivisions located beyond the village limits, identifying type of use and ownership of surrounding land and showing alignment of existing streets; north arrow and scale should be located.
g. Topographic Data: Data including existing contours at vertical intervals of not more than two feet (2'), except in unusual topographical conditions, such vertical intervals may be required to be altered as determined by the village engineer (topographic data shall refer to United States geodetic survey or adjusted village datum).
h. Other Conditions On Tract: Watercourses, wetlands, marshes, rock outcrops, wooded areas, isolated preservable trees six inches (6") or more in caliper at one foot (1') above ground level, houses, barns, shacks and other significant features.
i. Reference To Monuments: Locations of or reference to locations of existing monuments or survey markers used in preparation of survey and grade elevation of each bench mark.
j. Proposed Public Improvements: Streets/highways or other major improvements planned by public authorities for future construction on or near the tract.
k. Easements: Location, width and purpose.
l. Other Conditions On Adjacent Land: Approximate direction and gradient of ground slope, including any embankments or retaining walls, character and location of buildings, railroads, power lines, towers and other nearby nonresidential land uses or adverse influences; and owner of adjacent unplatted land (for adjacent platted land refer to subdivision plat by name, recording date and number and show approximate percent built-up, typical lot size and dwelling type).
m. Drainage Area: That goes through the property being subdivided from the outside of the developed land.
3. Subdivision Design Features: Subdivision design features shall be as follows:
a. Accord With Comprehensive Plan: The preliminary plan shall be in substantial accord with the comprehensive plan as amended from time to time.
b. Proposed Zoning Changes: The village zoning districts proposed for the subdivision shall be shown.
c. Layout Of Streets: Showing right of way widths and street names, and showing proposed through streets extended to the boundaries of the subdivision and approximate grades and gradients. The names of any street heretofore used in the village or its environs shall not be used unless such street is an extension of or in line with an already named street. The street numbering system will be administered by the Lake County map department.
d. Other Rights Of Way: Location and width of pedestrianways, and utility easements.
e. Location Of Utilities: If not shown on other exhibits.
f. Lotting: Layout, total number of lots, and dimensions on the lot containing the minimum width and depth and on the lot containing the maximum width and depth, lot numbers.
g. Sites To Be Reserved Or Dedicated: Sites, if any, to be reserved or dedicated for schools, parks, playgrounds or other public uses. Such sites shall be designated by alphabetical letter.
h. Setback Lines: Minimum front and side street building lines, indicating dimensions.
i. Sewers And Drainage: Proposed location of sewer lines and storm water drains and proposed method of sewage and waste disposal including sufficient information to show the intent of surface drainage and detention and/or retention facilities conforming to minimum standards of the village. (Ord. 99-O-791, 6-7-1999)
j. Drainage Plan: Proposed location and direction of flow for lot drainage systems within block where natural drainage must be maintained. If deemed necessary by the plan commission/board of appeals, detailed grading plans of subareas or individual lots will be required as part of the construction plans for the subdivision. (Ord. 99-O-791, 6-7-1999; amd. Ord. 05-O-942, 11-7-2005)
k. Land Use Intent: Sites, if any, for nonpublic uses exclusive of single-family dwellings.
l. Landscape Plans: Landscape plans (if appropriate) shall be superimposed over the engineering plans. (Ord. 99-O-791, 6-7-1999)