(A) Pre-application conference.
(1) General information prepared in advance of the pre-application conference by the subdivider is recommended as follows.
(2) Sketch plan, on a U.S. Geological Survey Quadrangle Map or other available topographic map, should show in simple sketch form the proposed layout of streets, lots and other features in relation to existing conditions. The proposed features may be in freehand sketch form. This drawing should include the following information.
(a) Location, tract boundaries, north arrow, scale and date.
(b) Existing highways and proposed street layout on and adjacent to the tract.
(c) Location of existing utilities and proposed extensions to serve the tract.
(d) Information on method of sewage disposal and water supply.
(e) Existing zoning districts for proposed tract and adjacent areas.
(f) Existing topographic features - natural and manmade.
(g) Subdivision name and name and address of subdivider, engineer and surveyor.
(h) Location of schools, parks, playgrounds, shopping centers, and other significant community features.
(B) Preliminary plan.
(1) The preliminary plan drawing shall show the following.
(a) Identification and description.
1. The proposed name of the subdivision or the title under which the final plat will be recorded (not duplicating a name of any plat heretofore recorded in Montgomery County).
2. The names and addresses of the owner, subdivider, engineer and registered land surveyor.
3. The north, arrow and graphic (engineering) scale of not more than 100 feet to the inch.
4. The date of preparation.
5. A note stating “Preliminary Plan - NOT to be recorded by the Recorder of Deeds”.
(b) Existing conditions.
1. A vicinity map with entire ownership and the location of the ownership to be transferred. Show the total area (acreage) of the entire ownership. Dimensions are optional on vicinity map.
2. The boundary line of the proposed subdivision clearly indicated and the total approximate area (acreage) therein.
3. The locations, widths and names of all existing or previously platted streets or other public ways, showing type of improvements, if any, railroad and utility rights-of-way, parks and other public open spaces, permanent buildings and structures, easements, section and township lines within the tract and to a distance of 200 feet beyond the proposed subdivision.
4. The location and size of existing sewers, water mains, culverts or other underground facilities within the proposed subdivisions and to a distance of 200 feet beyond.
5. Topographic data including existing contours at vertical intervals of not more than two feet unless a greater interval is required to properly depict rough terrain. Topographic data shall refer to the United States Geological North American Datum - mean sea level elevation. Water courses, marshes, rock outcrops, other significant features and soil boring data located and depths as may be required by the Planning Commission.
6. Zoning classification for, and adjacent to, the tract.
7. Letter of Zoning Compliance from the Building Inspector endorsed on one copy of the plan.
8. Names of adjoining property owners.
(c) Subdivision design features.
1. Layout of streets - showing right-of-way widths and street names. Public streets shall be required in all subdivisions.
2. Location and widths of alleys, pedestrian ways, utility easements, lots and setback lines.
3. Areas intended to be dedicated or reserved for public use -indicating, in each, the approximate area (acreage) in coverage.
4. Layout, numbers and typical dimensions of lots to the nearest foot. Letters shall not be used for identification of lots or blocks.
5. Minimum front and side-street building lines; with setback dimensions indicated.
6. For re-subdivision of existing lots, the name of the subdivision may remain the same. Lot numbers shall be different from original lot numbers.
(2) The subdivider shall provide an outline of any protective covenants for the proposed subdivision that shall address type of structures, architectural controls, and the like.
(3) Land subject to flooding or containing poor drainage facilities. No preliminary plan shall be approved for subdivision which is subject to periodic flooding or which contains extremely poor drainage facilities. However, if the subdivider agrees to make improvements which shall, in the opinion of the City Engineer, make the area safe for occupancy, and provide adequate drainage, the preliminary plan of the subdivision may be approved.
(C) Public improvement plans preparation.
(1) The plans and specifications shall be prepared by an Illinois Registered Professional Engineer and shall bear the seal, signature and date by the engineer.
(2) Public improvement plans and specifications shall be submitted in triplicate to the Planning Commission and shall include at least the following:
(a) Detailed drawings of the grading plan, street improvement plans, drainage plans, sanitary sewer plans, and water system improvement plans.
(b) Plans and profiles shall be drawn at a scale not to exceed one inch 50 feet horizontally, and one inch equals five feet vertically, and shall show horizontal and vertical location of streets, sewers, appurtenances and grade, both existing and proposed.
(c) Detailed material and construction specifications concerning the work to be performed, including general conditions of the contract accepted by the city.
(D) Final plat.
(1) The final plat shall conform substantially to the preliminary plan as approved including any condition(s) which may have been required by the Planning Commission.
(2) Final Plat shall meet the following requirements:
(a) A vicinity map with entire ownership and the location of the subdivision. Show the total area (acreage) of entire ownership. Dimensions are optional on vicinity map.
(b) The name of the subdivision, a graphic (engineering) scale, a north arrow, the name of the owner(s) and the subdivider(s), and the date.
(c) The subdivision name shall not duplicate any other subdivision plat name heretofore recorded in Montgomery County. If the subdivision is a re-subdivision of existing lots and street rights-of-way, the original name of the subdivision may remain. For a re-subdivision, lot numbers shall be different from original lot numbers. Original lot numbers shall be shown and distinguishable from the new lot numbers.
(d) A metes and bounds legal description of the overall property to be subdivided.
(e) All dimensions and bearings necessary for locating the boundaries of the subdivision, lots, setbacks, streets, alleys, easements, and other areas for public or private use. Linear dimensions are to be given to the nearest 1/100 of a foot. Error of closure shall not exceed 1/5,000.
(f) Lines of all proposed streets and alleys with the right-of-way widths and names.
(g) Line of departure of one street from another.
(h) All lots designated by number. Setback lines for each lot in accordance with City Zoning Ordinance.
(i) Location of all easements provided for public use, public service or utilities. Easements shall include anchor space for pole lines.
(j) Surveyor’s name, registration number, seal and signature.
(k) Names of adjoining property owners.
(l) Area of each lot in whole units of square feet or in acres carried to the third decimal place.
(m) The minimum sheet size is 8-1/2 by 11 inches. Maximum sheet size is 30 by 36 inches. Drawing shall be on paper or mylar sheet. Provide electronic copy if requested by city.
(n) Requirements for a final plat document as established by the Montgomery County Recorder’s Office.
(o) Zoning classification(s) for the subdivision and adjacent properties.
(p) Radii, arcs or chords, points of tangency and central angles for all curvilinear streets and radii for rounded corners.
(q) Location of all survey monuments and their description.
(r) Accurate outline of any portions of the property intended to be dedicated or granted for public use and the designation of such.
(s) Protective covenants written on the final plat, or noted on the final plat and attached therewith.
(t) If the first final plat is less than the entire area of the subdivision, the plat name shall include the words “First Addition”. Subsequent plats shall be in numerical order.
(u) Acknowledgment of the plat by the owner(s) or a duly authorized attorney and a notary public. Final plat, or documents attached to the final plat, shall have the following certifications, recommendation and approvals along with the respective signature lines.
(3) Certificate of ownership.
STATE OF ILLINOIS )
) SS
COUNTY OF MONTGOMERY )
) SS
COUNTY OF MONTGOMERY )
“This is to certify that the undersigned is the owner of the land described in the plat, and that he (she) has caused the same to be surveyed and subdivided as indicated hereon, for the uses and purposes herein set forth, and does hereby acknowledge and adopt the same under the style and title hereon indicated.”
Dated this day of A.D., .
Owner (printed)
Owner Official (if applicable, printed)
Owner (signature)
Address
(4) Certification by notary public.
STATE OF ILLINOIS )
) SS
COUNTY OF MONTGOMERY )
) SS
COUNTY OF MONTGOMERY )
“I, , a Notary Public in and for the County of in the State of , do hereby certify that , personally known to me to be the same person(s) whose name(s) (is) (are) subscribed to the foregoing instrument, appeared before me this day in person and (severally) acknowledged that he (they) signed, sealed and delivered the instrument as his or her (their) free and voluntary act for the uses and purposes therein set forth.”
Given under my hand and Notarial Seal this day of ,
AD, .
AD, .
Notary Public
(5) Certification by a registered Illinois Land Surveyor attesting to the accuracy of the survey and the correct location of all monuments. Sample certificate as follows:
CERTIFICATION BY THE SURVEYOR
STATE OF ILLINOIS )
) SS
COUNTY OF MONTGOMERY )
) SS
COUNTY OF MONTGOMERY )
“This is to certify that I, , Illinois Land Surveyor No. , have surveyed and subdivided the following described property: (legal description) as shown on this plat which is a correct representation of the survey and subdivision. All distances are shown in feet and decimals thereof. I further certify that all regulations enacted by the City of Litchfield relative to plats and subdivisions have been complied with in the preparation of this plat.”
Given under my hand and seal at , Illinois, this
day of , A.D., .
day of , A.D., .
Surveyor (signature)
(6) Certification by the County Clerk that all taxes and special assessments have been paid to date. Sample certification as follows:
CERTIFICATE BY THE COUNTY CLERK
STATE OF ILLINOIS )
) SS
COUNTY OF MONTGOMERY )
) SS
COUNTY OF MONTGOMERY )
“I, , County Clerk of Montgomery County, Illinois, hereby certify that I find no delinquent general taxes, unpaid current general taxes, delinquent special assessments or unpaid current special assessments against the tract of land described in the above plat.”
Dated at Hillsboro, Illinois, this day of ,
.
.
County Clerk (Signature)
(7) Drainage certification, signed by the owner of the subdivision and his or her engineer, in accordance with the provisions of ILCS Ch. 109.
(8) School district statement.
“The undersigned owner of the land shown on the attached Plat does hereby certify and state to the best of their knowledge and belief that the property is within Litchfield School District 12.”
(9) City Engineer recommendation for approval.
“The final plat of this subdivision is hereby recommended to the City Council for approval.”
Date:
By:
City Engineer
City Engineer
(10) Recommendation by Planning Commission.
“This final plat of subdivision is recommended to the City Council of Litchfield, Illinois, for approval, subject to certification by the City Engineer, that all required improvements stated in the City of Litchfield, Illinois, Subdivision Regulation Ordinance have been constructed satisfactorily or that certified check, satisfactory bond, or acceptable irrevocable Letter of Credit guaranteeing completion of such construction has been filed.”
Recommended by Planning Commission at a meeting held
CITY OF LITCHFIELD, ILLINOIS,
PLANNING COMMISSION
PLANNING COMMISSION
Chairman (signature) Secretary (signature)
(11) Approval by City Council.
“Under the authority provided by Chapter 65 Illinois Revised Statutes, 2008, enacted by the State Legislature of the State of Illinois, and provided by Ordinance of Subdivision Regulations (Ordinance Number ) adopted by the City Council of the City of Litchfield, Illinois, this plat was given approval by the City of Litchfield.”
Approved by the City Council at a meeting held
Mayor
City Clerk
Approved by the County Board of Supervisors, Montgomery County, Illinois, at a meeting held .
Chairman
County Clerk
(12) The final plat shall not be approved by the City Council until either:
(a) Condition A. The City Engineer indicates their approval that the required improvements specified by this chapter have been constructed in a satisfactory manner in accordance with the minimum standards established by this chapter and with the public improvement plans and specifications. Public improvements shall be completed within the time schedule in § 154.088. Such approval shall not be given until:
1. The City Engineer is given the opportunity to inspect the required improvements.
2. Record drawings (as-built plans) are received which have been sealed by an Illinois registered professional engineer, and
3. Receipt of a notarized statement by the subdivider stating that “To the best of my knowledge and belief, all required public improvements were observed by the undersigned or their designee and have been installed to the specifications shown on the construction plans.”
Or
(b) Condition B. In lieu of such prior construction, the City Engineer may recommend to the City Council, that the subdivider be allowed to file with the City Clerk a financial surety which shall include, but not necessarily be limited to, surety bond, certified check or an irrevocable letter of credit to the city guaranteeing the availability of funds herein after provided in division (D)(12)(b)2. of this section, to assure completion of the required improvements.
1. Financial surety in a form acceptable to the City Attorney shall be required in accordance with division (D)(12)(b)2. of this section for the following improvements:
i. Pavement (including grading, sub-base if applicable, lime stabilization, medians, boulevards, curbs and gutters, striping and all incidental street improvements);
ii. Storm sewer system (including pipes, backfill, inlets, frame and grates, manholes, flared end sections with grates and all incidental storm sewer items);
iii. Storm water management (including pond, swales, ditches, outfall structures, pipes into and out of pond, bank stabilization, and all incidental storm sewer items);
iv. Erosion control (including silt fence, ditch checks, riprap, inlet protections, soil treatment/fertilizer/seed/mulch, sod, fine grading and all incidental erosion control items);
v. Private drive within an access easement when such private drive serves as the sole access to a lot or lot(s), to include street improvement items as further described in division (D)(12)(a) of this section;
vi. Sanitary sewers (including piping, backfill, structures, lateral taps, and all incidental sanitary sewer items);
vii. Public water distribution systems;
viii. Street lighting systems.
ix. Traffic signal systems when required; and
x. Sidewalks and ramps when required.
2. Financial surety shall be provided in the amount of 125% of the cost of the improvements specified in division (D)(12)(a)1. of this section. Surety shall be accompanied by an estimated construction cost and shall be sealed and attested to by an Illinois licensed professional engineer.
3. The financial surety shall remain in effect until released by the City Engineer subject to:
i. The City Engineer shall be given the opportunity to inspect the required improvements;
ii. Receipt of record drawings (as-built plans), sealed by an Illinois registered professional engineer; and
iii. Receipt of a notarized statement by the subdivider stating that ‘To the best of my knowledge and belief, all required public improvements were observed by the undersigned or their designee and have been installed to the specifications shown on the construction plans.”
iv. All improvements shall be constructed completely within the time schedule in § 154.088. If not completed, City Council reserves the right to take the action in the section.
(Ord. 3355, passed 11-6-2012)