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 the requirements shall not be applicable to land that is specifically exempted from such requirements by 765 ILCS 205/0.1 et seq., as amended from time to time.
(A) Technical requirements.
(1) Every final plat shall be prepared by a land surveyor registered in the state.
(2) The final plat may include all or only a part of the project area portrayed on the approved preliminary plat.
(3) The final plat shall be drawn on new linen tracing cloth, or other material of comparable durability, with black or blue ink, at a scale of not more than 100 feet to one inch, where practical, provided that the resulting drawing does not exceed 24 inches square. If two or more sheets are used, an index shall be provided on each sheet.
(4) All dimensions shall be shown in feet and decimals of a foot; all angles shall be shown to the nearest minute.
(B) Information required. The final plat, together with supporting data, shall provide all the following information:
(1) Small key map showing the proposed subdivision in relation to section or United States survey lines, and also showing the location of any municipal corporate limits situated within one and one-half miles of the subdivision;
(2) Name of the proposed subdivision;
(3) North arrow, graphic scale and date;
(4) Names and addresses of the owner, subdivider and registered land surveyor who prepared the plat;
(5) Reference to recorded subdivision plats within 300 feet to the proposed subdivision by record name, plat book and page number;
(6) Accurate locations and names of all existing streets intersecting the boundaries of the subdivision;
(7) Lot lines with accurate dimensions, angles or bearings, and curve data including radii, arcs or chords, points of tangency, central angles; numbers of each lot; and setback lines and dimensions; and in a separate list, the area of each lot;
(8) Street and other public right-of-way lines with accurate dimensions, angles or bearings, and curve data including radii, arcs or chords, points of tangency and central angles;
(9) Street name, right-of-way widths and other pertinent data;
(10) Locations, dimensions and purposes of any previously recorded or newly created easements;
(11) Accurate metes and bounds description or other adequate legal description of the tract to be platted (Where discrepancies occur, both recorded descriptions and surveyed descriptions should be included);
(12) Accurate boundary lines of the tract with dimensions and bearings and angles which provide a survey of the tract, closing with an error of closure of not more than one foot in 10,000 feet; additionally, state planes coordinates shall be shown on the subdivision plat. The state planes coordinates provided shall be in the following format: NAD 1983 HARN Stateplane Illinois West Coordinate (Feet) System;
(13) Location of monuments;
(14) Locations and purposes of any sites, other than private lots, which are dedicated or reserved;
(15) Restrictions of all types which will run with the land and become covenants in the deeds for lots; and
(16) A digital copy of the subdivision plat, with lot lines in digital .dxf format, must be submitted at the time of application and with any subsequent revisions to the final plat.
(C) Certificates required. The following certificates shall be executed on the final plat:
(1) An owner’s certificate in the following form:
Owner’s Certificate
We, ( name ) being the Owners of part of (Section or U.S. Survey) described as (Description) have caused the said tract to be surveyed and subdivided in the manner shown, and said subdivision is to be hereinafter known as ( ). The streets shown hereon are hereby dedicated to the use of the public forever including the release and waiver of the right of homestead under the Homestead Exemption Laws of the State of Illinois.
In Witness Whereof, we have set our hands and seals this day of , 20 .
(Seal)
(Seal)
(2) A notary certificate in the following form:
Notary Certificate
State of Illinois )
) ss.
County of Madison )
I, , a Notary Public in and for Madison County, hereby certify that (owners) are personally known to me to be the same persons whose names are subscribed to the foregoing instrument, and that they appeared before me this day in person and acknowledged that they signed and sealed the same as their free and voluntary act for the uses and purposes therein set forth, including the release and waiver of the right of homestead.
Given under my hand and Notarial Seal this day of , 20 .
Notary Public
(3) A surveyor’s certificate in the following form:
Surveyor’s Certificate
I, , a registered Illinois Land Surveyor, hereby certify that this plat is a correct representation of a survey made under my direct supervision at the request of for the purpose of subdividing the tract into lots as shown. The land is not within any incorporated city, town or village. The land (is) (is not) within one and one-half miles of the corporate limits of any incorporated city, town or village which has adopted a city plan and is exercising the special powers authorized by Division 12 of Article II of the Illinois Municipal Code, as now or hereafter amended, and not included in any municipality.
In addition, I hereby certify that no part of this plat to be recorded is situated within, bordering, or including any public waters of the state in which the State of Illinois has any property rights or property interests; or if this plat is situated within, bordering, or including any public waters, I certify that this plat has been reviewed by the Illinois Department of Transportation, Division of Water Resources and their report is on file with County Recorder of Deeds.
Moreover, I hereby certify that no part of this plat to be recorded is located within a special flood hazard area as identified by the Federal Emergency Management Agency. Furthermore, no part of this plat is situated outside any incorporated city, town or village; or if this plat is situated within an incorporated city, town or village, I hereby certify that this plat is entitled to record as provided by 55 ILCS 5/5-1045.
Add the following clause if applicable: Said incorporated city, town, or village is .
Illinois Land Surveyor
Registration Number
Date
(4) A County Clerk’s certificate in the following form:
County Clerk’s Certificate
I, , County Clerk of Madison County, Illinois, hereby certify that I find no unpaid or forfeited taxes against any of the real estate included within this plat.
County Clerk
Date
(5) A City Council/Village Board certificate in the following form:
City Council’s/Village Board’s Certificate
(When necessary)
I, , Mayor/President of the City/Village of , hereby certify that this final plat meets all requirements of the (municipality) Subdivision Ordinance, and was approved by Council/Board of Trustees on , 20 .
Mayor/President
Attest:
Municipal Clerk
(6) A Land Use Committee certificate in the following form:
Land Use Committee’s Certificate
I, , Chairperson of the Land Use Committee of the Madison County Board, hereby certify that the Land Use Committee has determined that this final plat meets all requirements of the Madison County Subdivision Regulations; that this plat was approved by the Land Use Committee on , 20 ; and that the subdivider has completed all required improvements or has posted adequate security prior to said approval.
Chairperson
Date
(7) A mined out area certificate in the following form:
Mined-Out Areas Certificate
(when necessary)
We, , hereby certify that we have, at the request of the Owners, reviewed the Mined Out Coal Area Maps Nos. 22 and 27, as available from the Illinois State Geological Survey in Urbana, Illinois, and hereby indicate that the subdivided property shown hereon is within a mined out area.
Registered Land Surveyor
(D) Filing and transmittal. The subdivider shall file one reproducible original and seven copies of the final plat with the Administrator. A filing fee is required. The Administrator shall retain the original and two copies in the Maps and Plats Department, and forward one copy to each of the following:
(1) Land Use Committee;
(2) 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);
(3) Planning and Development Department;
(4) County Engineer; and
(5) Highway Commissioner of the township in which the proposed subdivision is located.
(E) Review and decision by Land Use Committee.
(1) The Land Use Committee shall review the final plat, and, after consultation with technically qualified persons as necessary, shall either approve or disapprove the plat by resolution within 45 days after it was filed with the Administrator. The Land Use Committee shall not approve any final plat unless:
(a) The final plat substantially conforms to the approved preliminary plat;
(b) The final plat manifests substantial compliance with the design and improvements standards of this chapter;
(c) To the Committee’s knowledge and belief, the final plat complies with all pertinent requirements of state law; and
(d) Either of the following has been met:
1. All required improvements have been completed, inspected and approved; or
2. The subdivider has posted adequate security to guarantee the satisfactory completion of all required improvements.
(2) If the Land Use Committee disapproves the final plat, its resolution shall specify the aspects to which the plat fails to meet the above conditions for approval.
(F) Changes in approved final plats. Once a final plat is approved by the Land Use Committee, it shall not thereafter be modified; provided, that minor changes may be approved by the Committee upon written application to the Administrator. Major changes require the filing of a new final plat and complete re-review.
(1993 Code, § 92.48) (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