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(A) Purpose. The purpose of the area general plan is to illustrate a basic layout of a proposed subdivision prior to the preparation of a preliminary plat.
(B) General requirements.
(1) An area general plan may be prepared and submitted by the subdivider, for approval by the Plan and Zoning Commission, prior to the submission of the initial preliminary plat. The Village Planner shall determine if any of the following conditions exist to warrant a requirement of preparation and submission of an area general plan:
(a) The parcel initially proposed for platting constitutes a portion of a larger tract of land owned, or under option to purchase by the subdivider;
(b) The parcel initially proposed for platting constitutes a portion of a larger land area, the development of which will be complicated by unusual problems of drainage, street layout, or utility service extensions;
(c) It is anticipated there will be three or more phases of the development of the larger tract of land owned or under option for purchase by the developer.
(2) The area general plan shall show property boundaries, land characteristics including wetlands, drainage patterns, flood prone areas as identified on flood prone area maps of the Federal Emergency Management Agency, wooded areas and major topographic features, existing streets, existing buildings, existing sewer lines, existing water lines and existing pipelines. Also to be shown on the area general plan are the conceptual layout of proposed streets, and blocks; phasing strategy; general provisions for proposed sanitary sewage collection, storm water transportation and storm water detention; public water supply; proposed location of commercial areas, residential areas, and parks or other public areas, and the proposed zoning of the development site.
(3) The area general plan shall be prepared to a proper scale of one inch equals 100 feet or larger, and to proper accuracy. Topography shall be shown with contour intervals not greater than five feet. The area general plan shall be submitted on sheets not larger than 33 inches by 51 inches. Lettering size shall not be smaller than one-twelfth of an inch.
(C) Procedures for submission. Subdivider shall submit to the Village Planner:
(1) Four full-size copies of the area general plan, an 11 inch by 17 inch reduction of the area general plan, and supportive materials as required prior to the published submittal schedule for the Plan and Zoning Commission meeting at which the subdivider wishes the area general plan be considered.
(2) One pdf electronic copy of the area general plan and all supportive materials.
(3) The submittal of an area general plan for a subdivision within the corporate limits of the village or within the one and one-half mile extra-territorial jurisdiction area of the village shall be accompanied by an area general plan application fee as determined from time to time by resolution of the Board of Trustees of the village.
(4) A completed area general plan application form with all required attachments and application fee.
(D) Staff review. Village staff shall review the area general plan for conformity to the requirements of applicable village regulations, consistency with the Comprehensive Plan, suitability for development, proposed zoning amendments, and other applicable requirements. Village staff comments will be forwarded to the subdivider.
(E) Resubmission. The subdivider shall address the village staff comments and make modifications and revisions as deemed appropriate. Subdivider, at his option, may provide clarifying information and justifications for proposals that are inconsistent with the ordinance or village staff comments. Four full size copies, one 11 inch by 17 inch size copy, and a pdf electronic copy of the area general plan shall then be resubmitted to the Village Planner for review.
(Ord. 15-12-01, passed 12-15-2015)
(A) When all the above requirements have been satisfied, the Village Planner will present the area general plan to the Plan and Zoning Commission at the next regular meeting. The subdivider or a responsible representative shall attend this meeting.
(B) The Plan and Zoning Commission shall review the area general plan at a regular meeting for compliance with these regulations and its consistency with the Mahomet Comprehensive Plan and applicable municipal development plans, or parts thereof. Commission action shall take the form of approval or denial within 45 days following the complete submittal of the area general plan and such action shall be indicated on the area general plan. The Plan and Zoning Commission shall either:
(1) Disapprove the area general plan;
(2) Approve the area general plan;
(3) Approve the area general plan, subject to minor modifications.
(C) If the Plan and Zoning Commission disapproves the area general plan the reasons for the denial shall be clearly set forth and communicated to the subdivider by village staff.
(D) If the Plan and Zoning Commission approves the area general plan, the approval certificate on the original area general plan shall be so executed at that time, indicating approval.
(E) If the Plan and Zoning Commission approves the area general plan subject to minor modifications, the subdivider may make the required changes to the area general plan within 21days or such other time as may be allowed by the Village Planner and resubmit the revised document for village staff review. If all required modifications have been made, the approval certificate on the original area general plan shall then be executed indicating approval.
(F) If the subdivider chooses not to modify the area general plan, or fails to modify the area general plan within 21 days (or the additional time allowed), the area general plan shall be considered disapproved. Village staff shall communicate the reasons for the disapproval to the subdivider.
(G) If the Plan and Zoning Commission disapproves the area general plan, the subdivider may appeal the Commission’s decision to the Village Board of Trustees. A request for an appeal shall be made in writing to the Village Planner, and shall be accompanied by the appropriate appeal fee, as set from time to time by resolution by the Board of Trustees. The Board of Trustees shall consider the appeal within a reasonable time following submittal of the application for appeal. The Board of Trustees may uphold or overrule the decision of the Plan and Zoning Commission for further consideration. The decision of the Board of Trustees shall set forth the reasons for its determination.
(H) On the area general plan the following certificate shall appear:
AREA GENERAL PLAN APPROVAL
THE AREA GENERAL PLAN ENTITLED ___ HAS BEEN APPROVED BY THE PLAN AND ZONING COMMISSION OF THE VILLAGE OF MAHOMET, ILLINOIS THIS __ DAY OF , 20 .
CHAIRPERSON
(I) The approval of the area general plan by the Plan and Zoning Commission of the village shall be in effect for a period of at least five years from the approval date, but the approval is subject thereafter to withdrawal by the Village Plan and Zoning Commission upon notice to the developer after that date.
(J) The approval of the area general plan shall confer upon the developer the right to proceed with the subdivision platting process set forth in this chapter for the lands depicted on the area general plan.
(Ord. 15-12-01, passed 12-15-2015)
(A) Purpose. The purpose of the preliminary plat phase, insofar as possible, is to assist the subdivider and the reviewing authorities in determining whether the proposed subdivision conforms to the standards and requirements of these regulations and the approved area general plan, and the pertinent standards and regulations of affected municipal departments. The preliminary plat phase is intended to establish lot design for the subdivision, establish utility layout and street and intersection design, and identify waivers from the subdivision regulations. The preliminary plat phase helps assure that the final plat design is consistent with the overall plan for the area. Outside agency review is included at this stage, so that utility and street issues are addressed early in the development process, and the subdivider can be assured that factors affecting approval of the final plat have been considered prior to the final design of the public improvements. Preliminary plat approval by the Village Board of Trustees shall not qualify the plat for recording.
(B) A preliminary plat shall be required for all subdivisions except as outlined below. The requirement for a preliminary plat shall not apply under the following conditions:
(1) Where any tract of land within the village limits is to be divided into less than ten lots of less than five acres each.
(2) Where any tract of land within the village limits is the entire parcel owned by the subdivider and the tract is a portion of an approved area general plan.
(3) Where any tract of land is subdivided under the terms and requirements of the agricultural subdivision process.
(4) where any tract of land is subdivided under the terms and requirements of the rural residential subdivision process.
(5) where any tract of land is subdivided under the terms and requirements of the minor subdivision process.
(6) where any tract of land is subdivided under the terms and requirements of the certificate of exemption process.
(C) When a preliminary plat is not required, no further subdivision of adjacent land owned by the same beneficial interests shall be considered for subdivision within five years without full compliance with the requirements for a preliminary plat.
(D) When a preliminary plat is not required, the subdivider may proceed directly with preparation and submission of a final plat, construction plans, and other subsidiary documents.
(Ord. 15-12-01, passed 12-15-2015)
(A) General Information.
(1) Information required. The preliminary plat shall be prepared by a professional engineer and a professional land surveyor and the preliminary plat is to be reviewed by the Plan and Zoning Commission and approved by the Board of Trustees before any subdivision development is started. The following information shall be shown on the preliminary plat:
(a) General information.
1. Mapped data shall be presented at a scale of one inch to 100 feet or larger, on sheets not larger than 33 inches by 51 inches, with lettering not smaller than one-tenth of an inch, so that the plat is clearly legible without magnification.
2. The proposed name of the subdivision; landowner’s, engineer’s and surveyor’s names and addresses.
3. The location of the subdivision by township, range and section for reference; section or quarter section corners shall be indicated.
(b) Existing conditions.
1. The locations, width, and names of all existing public and/or private streets, railroads, or other public ways and utility rights-of-way within and/or adjacent to the tract to within 200 feet of the boundary of the tract.
2. The locations and size of all existing sanitary sewerage, water mains and appurtenances, storm drainage, known field drainage tile or other known underground facilities within the tact or near the tract, and any such known facilities entering or exiting the tract.
3. The topography, spot elevations at critical points and contour intervals of not greater than two feet, regardless of grade, related to National Geodetic Vertical Datum of 1988 (mean sea level) on the site, within 100 feet of the boundaries of the site, and for additional distance as necessary to adequately depict drainage conditions.
4. The location and identification of all public and quasi-public areas and civil division lines within and/or adjacent to the tract, to within 200 feet of the boundary of the tract.
5. The location and identification of all recorded subdivisions lying adjacent to, or across a public right-of-way from, the tract.
6. The acreage and identification of the drainage basin or basins that lie upstream from the tract of land that is proposed for subdivision.
7. The location and identification of all existing man-made features such as buildings, high-tension towers, public water and sewer lines, pipe lines, utility lines, excavations, bridges, railroad tracks, culverts and related items within and/or adjacent to the tract, to within 100 feet of the boundary of the tract proposed to be subdivided. The Preliminary Plat shall note the location of the nearest public sewer and public water lines.
8. The location of existing streams, rivers, drains, lakes, ponds and impoundments within and/or within 100 feet of the tract.
9. The land use and existing zoning of the proposed subdivision and adjacent tracts.
10. Boundary line of proposed subdivision indicated by solid heavy line so designated and the total approximate acreage encompassed thereby.
11. Other items required to properly depict the existing situation.
(c) Proposed conditions.
1. The locations, width and names of proposed streets and right-of-way widths, including connections to adjoining public and/or private street rights-of-way. Refer to the major street plan of the village for the approximate planned location of required arterial and collector streets. Collector and sub-collector street locations not specifically depicted upon the major street plan may be designated by the Plan and Zoning Commission at the time of review of the preliminary plat or area general plan.
2. The locations and widths of walkways and easements including connection to adjoining public lands and public and/or private walkways and easements.
3. Easements for public utilities, drainage, and maintenance.
4. All lots, including the required setback lines and scaled dimensions of typical lots to the nearest foot. All lots contained on the proposed plat must be numbered in consecutive order.
5. The locations and acreage of any proposed public and/or quasi-public land within the tract.
6. The plan of any proposed water courses or impoundments including stream relocations, showing normal water levels and direction of flow.
7. The general provisions for water supply, sewage disposal, and storm water disposal indicated by a general drainage plan of sufficient detail to show how the water will be moved over the site, and subsurface drainage including provisions for continual maintenance of natural drainage courses and field drainage tile systems. Known on-site field drainage tile systems serving areas off the site shall be located in designated easements.
8. If a private on-site wastewater disposal system is proposed for any lot, an Illinois professional engineer shall certify that the proposed lots and soil characteristics are adequate for the disposal system. Test data to support this certification shall also be submitted.
(B) Outside agency review.
(1) At the time of application the subdivider shall provide evidence of the mailing of one copy of the preliminary plat to each required agency as set forth in administrative rules.
(2) The prints must be accompanied by a request that written comments be submitted to the village at the attention of the Village Planner not later than 21 days thereafter, unless otherwise required by ordinance or law, and that no comment in the time specified shall be deemed no adverse comment. The developer shall provide evidence to the village that the prints, along with the request for written comments, have been mailed to the various locations identified above.
(C) Supporting documents. The following supporting materials and documents shall accompany an application for approval of a preliminary plat:
(1) Soil and Water Conservation District Review. The developer shall submit a written opinion from the Soil and Water Conservation District concerning the proposed subdivision to the village. This opinion may be in the form of a natural resources report. This report will not be required for a replat subdivision within a previously developed area or if a report has previously been prepared by the District within the previous ten years for the subdivision site.
(2) Illinois Department of Natural Resources Review. Information concerning the proposed subdivision shall be submitted by the developer to the Illinois Department of Natural Resources for endangered species review and consultation. A copy of the review results shall be submitted to the village at the time of application. This report shall not be required for replat subdivisions if a previous report had been submitted for the original subdivision within the previous five years.
(3) Illinois Historic Preservation Agency Review. Information concerning the proposed subdivision shall be submitted by the developer to the Illinois Historic Preservation Agency for historic resources review and consultation. A copy of the completed review results shall be submitted to the village at the time of application. This report shall not be required for replat subdivisions if a previous report has been submitted for the original subdivision within the previous five years.
(4) A list of waivers and deferrals being requested, as well as written justification(s) for these waivers and deferrals.
(D) Procedures for submission. Subdividers shall submit to the Village Planner:
(1) Four full size copies of the preliminary plat, one 11 inch by 17 inch reduction of the preliminary plat, and one copy of all supportive materials as required prior to the published submittal schedule for the Plan and Zoning Commission meeting at which the subdivider wishes the preliminary plat to be considered.
(2) A pdf electronic copy of the preliminary plat and all supportive materials.
(3) The submittal of a preliminary plat shall be accompanied by a preliminary plat application fee as determined from time to time by resolution of the Board of Trustees of the village.
(4) Completed preliminary plat application form, including all attachments thereto.
(E) Staff review. Village staff shall review the preliminary plat and waiver requests for conformity to these regulations and consistency with the Comprehensive Plan, Zoning Ordinance, building code, and other applicable village laws and regulations. The Village Engineer shall review the preliminary plat and waiver requests for conformity to flood control and stormwater management regulations, conformity with utility design requirements and generally accepted engineering practices. Staff comments will be forwarded to the subdivider.
(F) Resubmission. The subdivider shall address the village staff comments and make modifications and revisions as deemed appropriate. Subdivider, at his option, may provide clarifying information and justifications for proposals that are inconsistent with the ordinance or village staff comments. Four full size copies, one 11 inch by 17 inch size copy, and one pdf electronic copy of the preliminary plat shall then be resubmitted to the Village Planner for review.
(Ord. 15-12-01, passed 12-15-2015)
(A) When all the above requirements have been satisfied, the Village Planner will present the preliminary plat to the Plan and Zoning Commission at the next regular meeting. The subdivider or a responsible representative shall attend this meeting. Village staff shall submit a written report to the Plan and Zoning Commission which shall include:
(1) The subdivider’s request for waivers, and the justification provided therefor;
(2) Background information;
(3) Comments and recommendations of the village staff;
(4) Comments of outside agencies, and other interested parties;
(5) General recommendations, including appropriate conditions to any waiver request.
(B) Procedures for review and approval. The Plan and Zoning Commission shall examine the Preliminary Plat for compliance with these regulations with special attention given to the following:
(1) Design standards and information requirements as set forth by these regulations.
(2) Streets and thoroughfares as related to neighborhood circulation and existing and proposed topography.
(3) Existing and proposed zoning and existing and planned land use.
(4) The Village Comprehensive Plan, including the Land Use Plan and Major Street Plan.
(5) Land required for schools, parks, or other public use.
(6) Utility methods and systems, drainage and street improvement.
(7) Water courses and floodplain areas.
(8) The existence of threatened or endangered species of plants or animals.
(9) The existence of archeological or historic resources.
(C) Plan and Zoning Commission action. The Plan and Zoning Commission will make a recommendation to the Village Board of Trustees within 60 days of the submittal of a complete application for the preliminary plat. Such time may be extended by consent of the subdivider. The Plan and Zoning Commission may request additional information from the subdivider if necessary to evaluate the plat or waiver requests. The Plan and Zoning Commission shall either:
(1) Recommend disapproval of the preliminary plat;
(2) Recommend approval of the preliminary plat;
(3) Recommend approval of the Preliminary Plat, subject to minor modifications.
(D) If the Plan and Zoning Commission recommends disapproval of the preliminary plat, the reasons for the recommendation for disapproval shall be clearly set forth and communicated to the subdivider. Further, the review certification on the Preliminary Plat shall be executed to indicate a recommendation for disapproval by the Plan and Zoning Commission.
(E) The Plan and Zoning Commission recommendation of disapproval or approval of the preliminary plat, shall be shown on the preliminary plat. The approval certificate of the original preliminary plat shall be executed.
(F) If the Plan and Zoning Commission recommends approval of the Preliminary Plat subject to minor modifications, the subdivider may make the required changes to the preliminary plat within 21 days or such other time as may be allowed by the Village Planner and resubmit the revised documents to village staff for review. If all of the required modifications have been made, the approval certificate of original Preliminary Plat shall then be executed indicating a recommendation for approval.
(G) If the subdivider chooses not to modify the preliminary plat, or fails to modify the preliminary plat within 21 days (or the additional time allowed), the preliminary plat shall be considered recommended for disapproval by the Plan and Zoning Commission. Village staff shall communicate the reasons for the denial recommendation to the subdivider. Further, the review certification on the preliminary plat shall indicate a recommendation for disapproval by the Plan and Zoning Commission.
(H) The Village Planner shall then submit the recommendation of the Plan and Zoning Commission to the Village Board of Trustees for their review, consideration and approval or disapproval.
(I) Village Board of Trustees action. The Board of Trustees shall approve or disapprove the preliminary plat, including waiver requests at the next regularly scheduled meeting following the Plan and Zoning Commission’s action or within 30 days thereafter.
(J) Disapproval. If the Board of Trustees disapproves a preliminary plat, the Village Planner shall notify the subdivider within 14 days of the Board of Trustee’s action.
(K) Approval. The approval of the preliminary plat by the Village Board of Trustees shall be in effect for a period of one year from the approval date. The period that approval is in effect may be extended administratively by the Village Planner if requested by the subdivider for up to two additional one year periods for preliminary plats involving 15 or more acres of land. If the final plat and subdivision construction plans and specifications have not been filed on or before this date, then the preliminary plat approval shall become null and void. In that event a resubmittal of the preliminary plat for the development will be required just as if the development were starting anew.
(L) Approval of the preliminary plat by the village confers upon the subdivider the following rights for a period of 12 months from the date of approval, subject to existing law, ordinances or statutes:
(1) The subdivider may submit on or before the Preliminary Plat expiration date a Final Plat for the whole or part thereof of the area shown on the preliminary plat for consideration by the village.
(2) The subdivider may proceed with preparation of construction plans and specifications for installation of the physical improvements required for the subdivision.
(M) Approval of the preliminary plat by the Board of Trustees of the village shall be indicated on the drawings via execution of the approval certificate.
(N) Approval of the preliminary plat thereof does not assure final acceptance of the streets, other public ways, or other public improvements intended for dedication nor continuity of current zoning for the tract or its environs, nor approval of a final plat.
(O) On the preliminary plat the following certificate shall appear:
PRELIMINARY PLAT APPROVAL
THIS PRELIMINARY PLAT HAS RECEIVED A RECOMMENDATION FOR DISAPPROVAL /APPROVAL BY THE PLAN AND ZONING COMMISSION OF THE VILLAGE OF MAHOMET, ILLINOIS, THIS DAY OF ______________________, 20 .
CHAIRPERSON
THIS PRELIMINARY PLAT HAS BEEN APPROVED BY THE BOARD OF TRUSTEES OF THE VILLAGE OF MAHOMET, ILLINOIS, THIS DAY OF , 20 .
PRESIDENT, VILLAGE BOARD OF TRUSTEES
VILLAGE CLERK
(Ord. 15-12-01, passed 12-15-2015)
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