A. Procedure For Approval:
1. The subdivider shall cause to be prepared a preliminary plat, which plat shall include all of the property owned or controlled by the applicant, which properties are adjacent to or considered to be contiguous to the proposed subdivision which, together with improvement plans and other supplementary material as specified, shall be submitted to the village clerk, with written application for approval.
2. The village council shall, by motion, promptly refer the preliminary plat to the Leland plan commission and shall, at the same time, instruct the village engineer to collaborate with the subdivider and the plan commission in assembling plans for the design and construction of streets and such other public improvements as are required by this title or any other ordinances. The plan commission and the village engineer shall review the preliminary plat for compliance with these regulations and other ordinances of the village, and the plan commission shall, within ninety (90) days from the date of the application or the filing by the applicant of the last item of required supporting data, whichever is later, unless such time is extended by mutual consent:
a. Approve or disapprove the proposed preliminary subdivision plat and submit its written recommendations, which may include the recommendations of the village engineer, to the village council. If the plat is disapproved, then within the aforesaid ninety (90) days, the plan commission shall furnish to the applicant in writing a statement setting forth the reason for the disapproval and specifying with particularity the aspects in which the proposed plat fails to conform to the ordinances including the official map.
b. If the plan commission finds that changes, additions or corrections are required on the preliminary plat, the plan commission shall so advise the subdivider in writing. The subdivider may resubmit the preliminary plat to the plan commission, without paying an additional fee, for its consideration at the next meeting of the commission. The plan commission shall at said meeting approve or disapprove the preliminary plat and submit its recommendations in writing, which shall, upon request of the plan commission, include the recommendations of the village engineer, to the village council and the subdivider.
3. If the plat is approved by the plan commission, the village council shall accept or reject said plat within thirty (30) days after its next regular meeting following the action of the plan commission.
4. The following qualifications shall govern approval of the preliminary plat:
a. Approval of a preliminary plat by the plan commission and village council is tentative only, involving merely the general acceptability of the layout as submitted, and shall not qualify as a plat for recording.
b. The plan commission and village council may require such changes or revisions as are deemed necessary in the interest of the needs of the community.
c. Approval of the preliminary plat shall be effective a maximum period of one year unless, upon application of the developer, the village council grants an extension. The application for said extension shall not require an additional fee or the submittal of additional copies of the plan of subdivisions.
B. Required Information:
1. Topographic Data: Topographic data required as a basis for the preliminary plat, in subsection B2 of this section, shall include existing conditions as follows, except when otherwise specified by the plan commission:
a. Boundary lines: bearing and distances.
b. Easements: location, width and purpose.
c. Streets on and adjacent to the tract: name and right of way width and location; type, width and elevation of surfacing; any legally established center line elevations; walks, curbs, gutters, culverts, etc.
d. Utilities on and adjacent to the tract: location, size of sanitary, storm and combined sewers; location and size of water mains. If water mains and sanitary, storm and combined sewers are not on or adjacent to the tract, indicate the direction and distance to, and the size of nearest usable facilities.
e. The preliminary plat of subdivision shall be accompanied by:
(1) A statement that the proposed subdivision (where contiguous) is or is not to be annexed to the village.
(2) Either a preliminary plan for sewer, water and storm sewers or a written statement setting forth general plans for such improvements and indicating the method to be used to overcome particular problems that may be encountered with the development of the proposed subdivision. (Ord. 8-92, 4-14-1992)
(3) Where the sanitary sewage facilities are proposed to be provided by individual septic systems, percolation tests shall be made on the property and a report on these tests prepared by an Illinois registered professional engineer. These tests shall be made at a frequency of one test hole in each soil type in the subdivision or one test hole for each three (3) lots, whichever is greater. In no case shall less than two (2) holes be tested. Tests shall be performed in accordance with the Illinois department of public health regulations 1 . (Ord. 8-92, 4-14-1992; amd. 2003 Code)
f. Other conditions on the tract: watercourses, marshes, rock outcrop, wooded areas, isolated preservable trees one foot (1') or more in caliper at one foot (1') above ground level, houses, barns, shacks and other significant features.
g. 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).
h. Photographs, if required by the plan commission: camera locations, directions of views and key numbers.
i. Zoning on and adjacent to the tract.
j. Proposed public improvements: highway or other major improvements planned by public authorities for future construction on or near the tract.
k. Key plan showing location of the tract.
l. Title and certificates: present tract designation according to official records in offices of the county recorder, title under which proposed subdivision is to be recorded with names and addresses of owners, notation stating acreage, scale, and north arrow. (Ord. 8-92, 4-14-1992)
m. Ground elevations on the tract, based on the USGS datum plane. For land that slopes less than one-half percent (1/2%), show not more than one foot (1') contours; for land that slopes one-half (0.50) to two percent (2%), show not more than two foot (2') contours, and for land that slopes more than two percent (2%), show not less than two foot (2') contours. (Ord. 8-92, 4-14-1992; amd. 2003 Code)
2. Preliminary Plat: Preliminary plat shall be a scale of one hundred feet to the inch (1" = 100') or if the area of the subdivision is more than two hundred (200) acres, two hundred feet to the inch (1" = 200'). It shall show all existing conditions required in subsection A of this section, topographic data, and shall show all proposals including the following:
a. Streets: Names, rights of way and roadway widths, approximate grades and gradients, similar data for alleys, if any.
b. Other rights of way or easements: location, width, and purpose.
c. Location of utilities, if not shown on other exhibits.
d. Lot lines, lot dimensions, lot numbers and block numbers.
e. Sufficient information to show the intent of surface drainage.
f. Sites, if any, to be reserved or dedicated for schools, parks, playgrounds or other public uses.
g. Sites, if any, for multi-family dwellings, shopping centers, churches, industry, or other nonpublic uses exclusive of single- family dwellings.
h. Proposed building setback lines.
i. Site data, including number of residential lots, typical lot size, acres in parks, etc.
j. Proposed name of the subdivision.
k. Location by section, township and range.
l. Name and address of the developer.
m. Name and address of the planner or engineer.
n. Title, scale, north point and date.
3. Other Preliminary Plans: When required by the plan commission, the preliminary plan shall be accompanied by profiles showing existing ground surface and proposed street grades, including extensions for a reasonable distance beyond the limits of the proposed subdivision and typical cross sections of the proposed sanitary and storm water sewers with grades and sizes indicated. All elevations shall be based on the USGS datum plane.
4. Protective Covenants: Draft of protective covenants, whereby the subdivider proposes to regulate land use in the subdivision and otherwise protect the proposed development. (Ord. 8-92, 4-14-1992)
5. Community Impact Statement: Any person, firm or corporation applying for an approval of a preliminary plat shall be considered to be engaging in development or land disturbing activity within the meaning of the community impact statement ordinance of the village 2 , and shall be required to comply with said community impact statement ordinance in applying for such approval, unless the requirement for such compliances is waived as provided in the community impact statement ordinance. (Ord. 2-97, 3-4-1997)
Notes
| 1 | 1. See also subsection 12-6-4A of this title. |
| 2 | 1. See title 10, chapter 1 of this code. |