(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)