After the Land Use Committee has approved the preliminary plat, but prior to the submission of the final plat, the subdivider shall file with the Zoning Administrator four copies of the plans, specifications and supporting data for all improvements to be installed in or in conjunction with the proposed subdivision, and three copies of the approved preliminary plat and related information. The Administrator shall retain one copy, and promptly forward one copy of each of the listed documents (for example, the plans, the approved preliminary plat and all supporting information related to either) to the County Engineer and one copy to the appropriate Township Highway Commissioner. Filing fees are required.
(A) Information required. All improvements plans (black or blue line prints) and supporting data shall be prepared, signed and sealed by the subdivider’s registered professional engineer. The plans and the supporting data shall provide all of the information listed below. (All dimensions shall be to the nearest one-one-hundredths foot, and all angles shall be to the nearest minute.)
(1) Title page, with a key map showing the relationship of the subdivision to the surrounding area, including portions of the subdivision previously developed plus adjacent streets;
(2) Title block showing names and addresses of the subdivider and the engineering firm, as well as the engineer’s seal;
(3) North arrow, graphic scale and date;
(4) List of the standards and specifications followed, citing volume, section, page or other reference;
(5) One or more bench marks, in or near the subdivision, to which the subdivision is referenced (elevation based on mean sea level datum);
(6) Existing and proposed survey monuments;
(7) Proposed finished grades at the same contour intervals as required for the preliminary plat;
(8) Plans, profiles and cross-sections of streets (at least 100-feet intervals) showing names, right-of-way and pavement widths, elevations, paving details, grades, curbs and gutters, catchbasins, sidewalks and any other improvements to be constructed within or in conjunction with the street right-of-way;
(9) Soil information and a soils map, when required by these regulations;
(10) Groundwater information and locations of any test wells;
(11) Plan of any water supply system showing the locations, pipe sizes, pump stations (size, capacity and type) and hydrant and valve locations;
(12) Percolation test data and locations of test holes if no public sewer system is available or proposed;
(13) Plan of sewage disposal system showing pipe locations, sizes, force mains, invert elevations, slopes, manhole locations, lift stations (size, capacity and type) and points of discharge:
(a) If the area is subject to flooding, any additional floodproofing measures (for example, anchoring, special pipe, groundwater information and the like) shall be shown; and
(b) If a private sewage treatment system is proposed, all information required by the State Environmental Protection Agency shall be submitted with the improvement plans (for example, treatment proposed, size, type, capacity, locations, outfall points and the like).
(14) Plan of drainage system including watershed outlines with drainage computations, retention basins showing drainage areas, locations of storm sewers, culverts, drainage channels, swales, slopes, pipe sizes, invert elevations, underground drains, outlet locations and velocity reduction techniques;
(15) Proposed fill or other structure-elevating techniques, levees, channel modifications and other methods to overcome any flood hazards;
(16) Any proposed structural or nonstructural measures to prevent soil erosion and control sedimentation;
(17) List of all improvements to be dedicated to the county; and
(18) Cost estimates of all improvements to be dedicated to the county.
(B) Review of improvements plans. Both the County Engineer and the Township Highway Commissioner shall review the subdivider’s improvements plans. Subsequently, but not later than 30 days after the improvements plans were submitted to the Administrator, the County Engineer shall prepare a written report stating whether he or she approves, conditionally approves or disapproves the plans and the reasons for his or her decision.
(C) Transmittal of Engineer’s report. The County Engineer shall submit four copies of his or her report to the Administrator. The Administrator shall:
(1) Retain one copy in the Maps and Plats Department;
(2) Forward one copy to the Land Use Committee;
(3) Forward one copy to the county Planning and Development Department; and
(4) Send one copy by first class mail to the subdivider.
(D) Effect of Engineer’s decision.
(1) APPROVAL
means that the subdivider may commence actual construction of the improvements in accordance with the approval plans.
(2) CONDITIONAL APPROVAL
means that the subdivider must submit three copies of properly corrected improvements plans to the Administrator who, in turn, shall retain one copy and forward one copy to the County Engineer and one copy to the Township Highway Commissioner. Once corrected plans are submitted, actual construction may commence.
(3) DISAPPROVAL
means that the subdivider must rework and resubmit his or her improvements plans as if they were a completely new set of plans. Until he or she does so, the Land Use Committee shall not review his or her final plat and construction of improvements shall not commence.
(4) If the improvements plans do not substantially mesh with the approved preliminary plat, then at the subdivider’s option a new preliminary play must be submitted in accordance with § 92.046 or the improvements plans must be revised.
(E) Inspections required.
(1) While under construction. The subdivider’s professional engineer shall inspect the subdivision improvements while they are under construction. If he or she determines that they are being built contrary to approved plans, he or she shall promptly so inform the Administrator who, in turn, shall cause a stop order to be issued. The subdivider’s professional engineer shall also review the results of compaction testing and pavement testing, as required in §§ 92.029 or 92.024, and certify compliance with this chapter. In cases where the results of the testing do not conform to standards, recommended actions shall be made in accordance with this chapter and IDOT standards.
(2) Upon completion. The subdivider’s professional engineer shall also inspect the subdivision improvements upon their completion.
(3) Notice of deficiencies. The County Engineer or the Township Highway Commissioner may also inspect the improvements while under construction and alert the subdivider of any deficiencies.
(F) Letter from subdivider’s engineer. If, after the final inspection required by division (E) above, the subdivider’s professional engineer determines that the completed improvements conform to approved plans, and the requirements of this chapter, he or she shall attest to this fact in a letter to the Administrator. The letter shall bear his or her seal and registration number. The county shall not accept any completed improvement until the letter has been received.
(G) Submittal of as-built drawings. Upon approval of the improvements, the developer’s engineer shall submit one copy of as-built drawings to the Township Highway Commissioner. One copy of the same drawings shall be submitted to the Planning and Development Administrator in an electronic format compatible with AutoCAD or ERSl ArcView software.
(1993 Code, § 92.47) (Ord. passed 10-17-1956; Ord. passed 10-18-1978; Ord. passed 9-18-2002; Ord. 2002-14, passed - -2002; Ord. 2006-06, passed 6-21-2006) Penalty, see § 92.999
Cross-reference:
Fee, see § 92.079