Every person who proposes to subdivide any land within the city’s subdivision jurisdiction shall comply with the procedural and substantive provisions of the subsections below; provided that the requirements shall not be applicable to minor subdivisions as defined in
§ 156.06 or land that is specifically exempted from such requirements by the Plats Act, Illinois Revised Statutes, Chapter 109, Section 1 et seq., as amended from time to time.
(A) Information required.
(1) The developer shall submit to the Administrator such number of copies of the preliminary plat as shall be required. The preliminary plat shall be submitted after receipt of comments on the sketch plan if a sketch plan was submitted.
(2) Every preliminary plat shall be prepared by a land surveyor or professional engineer registered in Illinois. The preliminary plat should be drawn to a scale of not more than 100 feet to 1 inch. If the plat is shown on two or more sheets, an index shall be provided on each sheet. The preliminary plat, together with the supporting data, shall provide all the following information:
(a) On the plat itself:
1. A small key map showing roads, adjoining subdivisions, towns, creeks, railroads and other data sufficient to locate the proposed subdivision and show its relation to the community;
2. Name of the proposed subdivision;
3. Names and boundaries of adjoining subdivisions or owners of record of adjoining tracts which, if not subdivided, shall be marked “not subdivided.” For the purposes of this subsection, “adjoining” includes property separated from the property to be subdivided by a street.
4. North arrow, graphic scale, date and contour interval;
5. Names and addresses of the owner, subdivider, and engineer or registered land surveyor who prepared the plat;
6. A statement to the effect that “this plat is not for record”;
7. Locations and lengths of the boundaries of the tract to be subdivided;
8. Zoning district classification(s) of the proposed subdivision and adjoining land (if more than one zoning district is involved, the dividing lines must be shown);
9. Names of water district, sewer district or any other special district in which the tract is located;
10. Topography of the tract to be subdivided as indicated by two-foot contour data for land having slopes between 0% and 4%, five-foot contour data for land having slopes between 4% and 12%, and ten-foot contour data for land having slopes of 12% or more;
11. Locations, elevations, and direction of flow of major watercourses, natural drainageways, and ponding areas;
12. Location of building setback lines;
13. Locations and dimensions of all existing and proposed lots within the subdivision, with an identifying number for each lot;
14. Locations, right-of-way widths and names of all existing and proposed streets and alleys;
15. Locations, widths, and purposes of all existing and proposed easements and other public ways;
16. Locations, sizes, grades, and invert elevations of all existing sanitary sewers, storm sewers, water mains, drains, culverts, and the like on the tract to be subdivided and on adjoining tracts if the facilities are to be used or extended;
17. In the case of subdivisions wherein individual sewage disposal systems are proposed, locations of all percolation tests;
18. Locations and types of all other existing and proposed utilities;
19. Locations and dimensions of all parcels (if any) to be reserved for schools, parks, playgrounds, or other public/semi-public purposes;
20. Locations of all mined out areas;
21. If it is planned to develop the subdivision as shown on the tentative map in phases, then the proposed phases and their sequence of construction should be shown on the preliminary plat. Approval of a phased development is contingent upon the construction process not adversely affecting existing phases; and
22. Such other information as may be required by the City Council and such other information as was required in the sketch subdivision plat.
(b) Separate submission items:
1. Area in square feet of every proposed lot;
2. Ground water levels ascertained by borings and from recorded ground water levels;
3. In the case of a resubdivision, a copy of the existing plat;
4. Where individual sewage disposal systems are proposed, the results of soil percolation tests.
(c) Plat not accepted: The preliminary plat will not be accepted for review unless it complies with the requirements of this section.
(B) Filing and transmittal.
(1) The subdivider shall file ten copies of the preliminary plat and supporting information with the Administrator. The Administrator shall retain two copies at the City Hall and forward one copy to each of the following:
(a) City Council;
(b) Mayor;
(c) City Engineer;
(d) County Soil and Water Conservation District;
(e) Street Superintendent;
(f) Metro East Sanitary District;
(g) Police Department; and
(h) Fire Department.
(2) Comments regarding the preliminary plat must be filed with the Administrator within 30 days after receipt. If written comments are not filed within 30 days, the City Council will assume that there are no objections to the proposed preliminary plat.
(3) Filing fee required; see § 156.84.
(C) Zoning related matters. The subdivider shall verify with the 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 Zoning Ordinance. If the proposed subdivision cannot be built without a rezoning, special use permit, or variance, the subdivider shall either first secure necessary “zoning action” or apply for same at the time he 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.
(D) Review and action by the City Council. The City Council shall review the preliminary plat and, after consultation with the Adminstrator and other technically qualified persons as necessary, shall either approve (with or without conditions/modifications) or disapprove the plat within 60 days from the date it was submitted to the Administrator or the date the last item of supporting information was filed, whichever occurred later, unless the subdivider and the City Council mutually agree to extend this time limit. The City Council shall state its reasons for its action (including the nature of any conditions/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. IMPORTANT: Approval of the preliminary plat by the City Council does not qualify a preliminary plat for recording.
(E) 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(s) of the preliminary plat for final approval. In the event that the subdivision is being developed in phases, the applicant may, by written permission of the City Council, postpone submission of the final plat of the last phase of the proposed subdivision 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.
(3) That the subdivider may proceed with any detailed improvement plans for all required facilities. Actual construction of such improvements may commence prior to final plat approval, however, only if the detailed improvement plans have been approved by the City Engineer.
(Ord. 1402, passed 2-24-1998)