(A) Generally. Every person who proposes to subdivide any land within the county’s subdivision jurisdiction shall comply with the procedural and substantive provisions of the divisions below, provided, that these requirements shall not apply to:
(1) Minor subdivisions as defined in § 92.007; however, the county shall not allow this exemption to be used as a means of repeatedly circumventing preliminary plat requirements. In other words, if it becomes apparent that a subdivider is attempting to “piecemeal” a tract, he or she shall be required to submit a preliminary plat notwithstanding the fact that his or her proposal technically involves a “minor subdivision;” and
(2) Land that is specifically exempted from such requirements by 765 ILCS 205/1 et seq., as amended from time to time.
(B) Information required. Every preliminary plat shall be prepared by a land surveyor registered in the state. The preliminary plat should be drawn to a scale of not more than 100 feet to one inch. If the plat is shown on two or more sheets, an index shall be provided on each street. The preliminary plat, together with the supporting data, shall provide the following information:
(1) On the plat itself:
(a) A small key map showing the proposed subdivision in relation to section or United States survey lines, and to platted subdivisions and dedicated streets within 300 feet of the proposed subdivision, and also showing the location of any municipal corporate limits situated within one and one-half miles of the subdivision;
(b) The name of the proposed subdivision;
(c) North arrow, graphic scale and date;
(d) Names and addresses of the owner, subdivider and registered land surveyor who prepared the plats;
(e) A statement to the effect that “this plat is not for record;”
(f) Locations and lengths of the boundaries of the tract to be subdivided;
(g) Zoning district classification of the proposed subdivision and adjoining land (if more than one zoning district is involved, the dividing lines must be shown);
(h) Topography of the tract to be subdivided as indicated by two-foot contour data for land having slopes of 0% to 4%, five-foot contour data for land having slopes between 4% to 12%; and ten-foot contour data for land having slopes of 12% or more;
(i) Locations, elevations and direction of flow of major watercourses, natural drainageways and ponding areas;
(j) Locations and dimensions of all existing and proposed lots within the subdivision, with an identifying number for each lot;
(k) Locations and right-of-way widths of all existing and proposed streets and alleys;
(l) Locations, widths and purposes of all existing and proposed easements;
(m) Locations, sizes, grades and invert elevations of all existing sewers, water mains, drains and culverts, on the tract to be subdivided, and on adjoining tracts if the facilities are to be used or extended;
(n) Identification and location of all proposed sanitary sewers and storm sewers within the subdivision and on adjoining tracts, if the facilities are to be used or extended;
(o) In the case of a subdivision wherein individual sewage disposal systems are proposed, locations of all percolation tests;
(p) Locations and types of all other existing and proposed utilities;
(q) Locations and dimensions of all parcels, if any, to be reserved for schools, parks, playgrounds or other public or semipublic purposes;
(r) Locations of all mined-out areas;
(s) Certificate of approval by the East Side Levee and Sanitary District or other similar agency, if applicable; and
(t) Locations and dimensions of all existing streets and driveways located across the street from the proposed development.
(2) The Land Use Committee or the County Board of Supervisors may grant a variance to divisions (B)(1)(m) and (B)(1)(n) of this section in accordance with § 92.077.
(3) Separate submission items:
(a) Area in square feet of every proposed lot;
(b) Groundwater information:
1. In the American Bottoms, water table depths from the Illinois State Water Survey (in lieu of boring);
2. In other areas of the county, groundwater levels ascertained by borings and from recorded groundwater levels; and
3. The Land Use Committee or the County Board may grant a variance to divisions (B)(3)(b)1. and (B)(3)(b)2. of this section in accordance with § 92.077.
(c) In the case of a resubdivision, a copy of the existing plat; and
(d) Where individual sewage disposal systems are proposed, the results of soil boring testing performed by a qualified geotechnical professional along with a private sewage plat indicating the type and location of any private sewage improvement proposed. The private sewage plat shall be prepared in accordance with the Illinois Private Sewage Disposal Code, 77 IAC §§ 901.10 et seq., as amended by the county private sewage disposal ordinance.
(e) A digital copy of the preliminary subdivision plat, with lot lines in digital .dxf format, and state planes coordinates shown, at the minimum, on corners of the subdivision plat. The state planes coordinates provided shall be in the following format: NAD 1983 HARN Stateplane Illinois West Coordinate (Feet) System.
(C) Filing and transmittal. The subdivider shall file six copies of the preliminary plat and supporting information with the Administrator. The Administrator shall retain two copies in the Maps and Plats Department, and forward one copy to each of the following:
(1) Land Use Committee;
(2) Planning and Development Department;
(3) County Engineer;
(4) Highway Commissioner of the township in which the proposed subdivision is located; and
(5) Filing fees are required.
(D) Zoning-related matters. The subdivider shall check with the Planning and Development Administrator to determine whether the proposed subdivision is located within the zoning district stated in the submitted information, and whether the subdivision complies with all applicable provisions of the Chapter 93, zoning code. If the proposed subdivision cannot be built without a rezoning, special use permit or variance, the subdivider should either first secure the necessary zoning action through the Planning and Development Department, or apply for the same at the time he or she submits the preliminary plat. In the latter case, preliminary plat approval shall be conditional until the rezoning, special use permit or zoning variance has been granted.
(E) Review by other agencies. The subdivider shall submit one copy of the preliminary plat to the County Soil and Water Conservation District and one copy to the East Side Levee and Sanitary District (or other levee, sanitary or drainage district if the proposed subdivision is located within such district and that district requests a copy) at the same time he or she submits copies of the plat to the Administrator. The districts may comment on the preliminary plat within 30 days after receiving it. Any comments either district wishes the county to consider must be in writing, and must be filed with the Administrator. If written comments are not filed within 30 days, the Land Use Committee shall assume that the districts have no objections to the proposed preliminary plat.
(F) Review and action by Land Use Committee. The Land Use Committee shall review the preliminary plat, and, after consultation with technically qualified persons as necessary, shall either approve (with or without modification conditions) or disapprove the plat within 60 days from the date it was submitted to the Administrator or the last item of supporting information was filed, whichever occurred later, unless the subdivider and the Land Use Committee mutually agree to extend this time limit. The Land Use Committee shall state its reasons for its action, including the nature of any conditions or modifications, in writing, and attach the written statement to the preliminary plat. One copy of the plat and attached statement shall be returned to the Administrator and filed, and one copy shall be returned promptly to the subdivider by first class mail. Approval by the Land Use Committee does not qualify a preliminary plat for recording.
(G) Effect of preliminary plat approval. Preliminary plat approval shall confer upon the subdivider the following rights and privileges:
(1) That the preliminary plat approval will remain effective for a period of two years. During this period, the subdivider may submit all or part of the preliminary plat for final approval. In the event that the subdivision is being developed in stages, the applicant may, by written permission of the Land Use Committee, postpone submission of the final plat of the last part of the proposed submission for not more than ten years from the date of preliminary plat approval;
(2) That the general terms and conditions under which the preliminary plat approval was granted will not be changed prior to or during the final plat review process; and
(3) That the subdivider may proceed with any detailed improvement plans for all required facilities. Actual construction of improvements may commence prior to final plat approval; however, only if the detailed improvement plans have been approved by the County Engineer.
(H) Special procedures regarding subdivisions near municipalities.
(1) Every proposed subdivision located within one and one-half miles of the corporate limits of any municipality which exercises extraterritorial subdivision jurisdiction shall, at a minimum, comply with the design and improvement standards imposed herein and with the county transportation plan. Moreover, these subdivisions shall meet any more restrictive requirements that the municipality may impose.
(2) Whenever a proposed subdivision is located within a municipality’s extraterritorial subdivision jurisdiction, the subdivider shall submit the preliminary plat to the Planning and Development Department. The Zoning Administrator will then contact the respective municipality to provide the option to review the plat If the preliminary plat indicates that the subdivision will be designed or improved to standards less restrictive than those set forth in this chapter, or will not conform with the county transportation plan, the Land Use Committee shall not approve the plat. In such instances, the Administrator shall promptly inform the municipality in writing of the specific instances of noncompliance. He or she shall also notify the County Engineer and the Township Highway Commissioner. The officials may refuse to accept any nonconforming road or street for incorporation into the county or township road system.
(3) Any final plat of a proposed subdivision located within a municipality’s extraterritorial subdivision jurisdiction must have a certificate executed thereon in conformance with § 92.048(C).
(1993 Code, § 92.46) (Ord. passed 10-17-1956; Ord. passed 10-18-1978; Ord. passed 9-18-2002; Ord. 2006-06, passed 6-21-2006) Penalty, see § 92.999
Cross-reference:
Certificates required, see § 92.048(C)
Fee, see § 92.079