(A) Purpose. The purpose of the final plat phase shall be to create and review the documents needed to formally subdivide the lands of the owner, in conformance with the standards and requirements of these regulations.
(B) Plat requirements.
(1) Information required. The final plat shall be prepared by a professional land surveyor and the final 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 final plat shall contain or be accompanied by the information herein specified and shall comply with the following requirements:
(a) General.
1. The name of the subdivision.
2. The certificate of a registered land surveyor.
3. The date of preparation, scale and north arrow. The scale and size of the plat shall be such that a 50% size photographic reduction will not impair the details. Plats in several sections are permissible. No sheet larger than 22 inches by 34 inches shall be submitted. The plat shall be presented at a scale of one inch to 100 feet or larger. Lettering on the full-size plat shall be all capitals of not less than one-tenth of an inch in height. The plat shall be legible without magnification.
4. The location and position of the subdivision indicated in each of the following ways as applicable:
a. By quarter section, township, range, meridian, county and state.
b. By distances and bearings from astronomic or assumed north and angles with reference to a corner or corners established in the United States Public Land Survey.
c. By a written legal description of the exterior boundaries of the land as surveyed and divided.
d. By not less than four references to the Illinois State Plane Coordinate System, East Zone. References shall generally be located at exterior points along the subdivision boundary.
e. Location of the subdivision relative to village limits.
5. The plat shall comply with the current Illinois Compiled Statutes. The surveyor shall certify that the plat conforms to the current Illinois Minimum Standards for a boundary survey.
6. The following notation shall appear on the face of the plat:
“TO THE BEST OF OUR KNOWLEDGE AND BELIEF, THE SITE DRAINAGE CONDITIONS AND SURFACE WATER DRAINAGE WILL NOT BE CHANGED BY THIS SUBDIVISION, OR IF SURFACE WATER DRAINAGE WILL BE CHANGED, REASONABLE PROVISION HAS BEEN MADE FOR COLLECTION AND DIVERSION OF SUCH WATERS INTO PUBLIC AREAS OR DRAINAGE FACILITIES WHICH THE SUBDIVIDER HAS THE RIGHT TO USE, AND THAT SUCH SURFACE WATERS WILL BE PLANNED FOR IN ACCORDANCE WITH GENERALLY ACCEPTED ENGINEERING PRACTICES SO AS TO REDUCE THE LIKELIHOOD OF DAMAGE TO ADJOINING PROPERTY BECAUSE OF THE CONSTRUCTION OF THIS SUBDIVISION.”
ENGINEER’S NAME AND LICENSE NUMBER
DATE
OWNER’S SIGNATURE
DATE
7. The following notation shall appear on the face of the plat:
A PORTION OF THE PROPERTY COVERED BY THIS SUBDIVISION IS (IS NOT) LOCATED WITHIN A FLOOD HAZARD AREA (ZONE A.), AS DETERMINED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY (PANEL NUMBER, TITLE, AND DATE OF FEMA STUDY).
8. The following notation shall appear on the face of the plat:
A PORTION OF THIS SUBDIVISION IS (IS NOT) LOCATED WITHIN 500 FEET OF ANY SURFACE DRAIN OR WATER COURSE SERVING A TRIBUTARY AREA OF 640 ACRES OR MORE.
9. The final plat shall be drawn with ink on 20 pound bond or better paper.
(2) Detailed information.
(a) Boundary line of proposed subdivision indicated by solid heavy line and the total acreage encompassed thereby. The plat shall clearly indicate all streets, alleys, blocks, lots, parcels, easements, and rights-of-way. Accurate angular and lineal dimensions shall be shown to describe and/or reproduce any of these features. Survey data shall be sufficient to reproduce any line or re-establish any monument.
(b) Abutting street lines of platted, adjoining subdivisions shown in their correct location by broken (dashed) lines.
(c) The description and location of all subdivision and public land system survey monuments.
(d) A consecutive numbering system for all lots and blocks.
(e) Location and names of all existing or prior platted streets or other public ways, railroads and utility rights-of-way, parks and other public open spaces, permanent easements or prior platted lots within and adjacent to the subdivision.
(f) A graphic representation of the minimum setback lines on all lots parcels, and a notation of the distance between such lines and the street line, or lot line.
(g) A graphic representation of the location of the special flood hazard area (if any).
(h) On the final plat, the following certificate shall appear:
FINAL PLAT APPROVAL
THIS FINAL PLAT HAS RECEIVED A RECOMMENDATION FOR (APPROVAL) (DISAPPROVAL) BY THE PLAN AND ZONING COMMISSION OF MAHOMET, ILLINOIS, THIS DAY OF , 20 .
CHAIRPERSON
THIS FINAL PLAT HAS RECEIVED APPROVAL BY THE BOARD OF TRUSTEES OF MAHOMET, ILLINOIS, THIS DAY OF , 20 . THIS PLAT SHALL BE RECORDED WITH THE RECORDER OF DEEDS FOR CHAMPAIGN COUNTY, ILLINOIS ON OR BEFORE , 20 . OTHERWISE THIS PLAT SHALL BECOME NULL AND VOID.
PRESIDENT, BOARD OF TRUSTEES
VILLAGE CLERK
(SEAL)
(C) Surveying requirements. Pipes or other equivalent physical markers shall be placed at each lot corner. No pipe or rod monument shall be less than one-half inch in diameter, standard weight water pipe (inside diameter) or deformed reinforcing rod at least 30 inches long. Iron pipe encased in concrete at least 4 inches by 4 inches, or equivalent, markers shall be placed at the beginning and ending of all curves and at all block corners. All monuments shall be imprinted with the registration number of the surveyor making the survey and shall be described on the plat.
(D) Final plat to include whole tract. Unless a final plat phasing plan is approved with the preliminary plat or the area general plan, the final plat must include the entire tract which was contained in the Preliminary Plat.
(E) Surveyor’s certificate. The surveyor’s certificate shall be placed on the face of the final plat and shall include the name, signature, number and seal of the registered land surveyor; shall be dated; and shall include a legal description of the tract of land subdivided and further certify that the tract of land has been surveyed and the monuments set as shown on the attached plat.
(F) Supporting documents. The final plat shall be accompanied by:
(1) An owner’s certificate with subdivision covenants (document to be recorded).
(a) The owner’s certificate shall acknowledge the final plat along with all covenants, deeds, restrictions, and agreements which are to be imposed by the subdivider on future owners of lots within the subdivision.
(b) The document shall include a notarized certificate of the owner of adoption of the plat, dedication of streets and easements, and provisions for a property owners association (if necessary).
(c) See partial form and example covenants provided via administrative rules.
(2) Certificate from the County Clerk that all taxes and special assessments due on the property to be subdivided have been paid in full (document to be recorded).
(3) Certification from the Village Treasurer that all special assessments and fees due on the property to be subdivided have been paid in full (document to be recorded).
(4) Certification from the subdivider as to the school district in which the subdivision is located (document to be recorded).
(5) The Surveyor’s Statement to the Recorder of Deeds indicating that the Village of Mahomet is designated to record the subdivision documents (document to be recorded).
(6) A natural resources report from the Soil and Water Conservation District if the project involves conversion of rural land to non-agricultural uses. This report shall not be required when a preliminary plat has been submitted or for replat subdivisions which have previously undergone grading and soil disturbance.
(7) 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 completed endangered species consultation and review report shall be submitted to the village at the time of application. This report shall not be required when a Preliminary Plat was submitted or for replat subdivisions if a previous report has been submitted for the original subdivision within the previous five years.
(8) 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 form prepared by the Illinois Historic Preservation Agency shall be submitted to the village at the time of application. This report shall not be required when a preliminary plat was submitted or for replat subdivisions if a previous report has been submitted for the original subdivision within the previous five years.
(9) Construction plans and specifications. If the project involves construction activities for installation of public or quasi-public infrastructure, the subdivider shall submit to the Village Engineer three copies of the construction plans and specifications for the subdivision not later than the same date as submission of the final plat. The construction plans and specifications shall include all information necessary for the construction of public or quasi-public improvements within the subdivision. See § 154.042 for more information.
(10) Cost estimate. If the project involves construction of public or quasi-public infrastructure, an engineer’s opinion of estimated costs of construction of public and quasi-public improvements shall be provided. The estimated costs shall include estimated quantities of work and unit prices for various items of work.
(11) Stormwater management plan. If the project involves more than one acre, a stormwater management plan shall be submitted along with necessary computations, as set forth in the village stormwater management ordinance. The plan shall demonstrate the suitability of the stormwater detention and stormwater drainage systems proposed for the development.
(12) Floodplain development permit. If the development involves lands located within a designated floodplain or located within 500 feet of a waterway with a watershed area of at least one square mile, a floodplain development permit shall be provided. The floodplain development permit shall:
(a) Comply with the requirements of the floodplain development ordinance.
(b) Establish base flood elevations at the development site in accordance with Federal Emergency Management Agency standards.
(c) Determine the limits of the floodway and flood fringe within the development site.
(13) Subsidiary drainage plat. A subsidiary drainage plat shall be filed in accordance with the following requirements:
(a) Show topographically and by profile the elevation of the land, prior to the commencement of any changes in the elevations, by contours at not greater than one foot intervals for regular subdivisions and not greater than two feet for minor and rural residential subdivisions.
(b) Provide spot elevations for existing culverts, waterways, and other critical drainage system components.
(c) Show proposed changes in the elevations and the flow of the surface, from the subdivision using proposed spot elevations, floor elevations, flow arrows, and proposed surface contours.
(d) A subsidiary drainage plat shall not be required whenever a subdivision involves the re-subdivision of lands originally subdivided within the past five years for which a Subsidiary Drainage Plat was previously submitted.
(e) Statement to appear on the subsidiary drainage plat:
“TO THE BEST OF OUR KNOWLEDGE AND BELIEF, THE SITE DRAINAGE CONDITIONS AND SURFACE WATER DRAINAGE WILL NOT BE CHANGED BY THIS SUBDIVISION, OR IF SURFACE WATER DRAINAGE WILL BE CHANGED, REASONABLE PROVISION HAS BEEN MADE FOR COLLECTION AND DIVERSION OF SUCH WATERS INTO PUBLIC AREAS OR DRAINAGE FACILITIES WHICH THE SUBDIVIDER HAS THE RIGHT TO USE, AND THAT SUCH SURFACE WATERS WILL BE PLANNED FOR IN ACCORDANCE WITH GENERALLY ACCEPTED ENGINEERING PRACTICES SO AS TO REDUCE THE LIKELIHOOD OF DAMAGE TO ADJOINING PROPERTY BECAUSE OF THE CONSTRUCTION OF THIS SUBDIVISION.”
ENGINEER’S NAME AND LICENSE NUMBER
DATE
OWNER’S SIGNATURE
DATE
(14) Performance guarantee and surety. The performance bond shall be in a form as set forth in an administrative rule and as approved by Village Attorney. The surety shall be of a form as approved by the Village Attorney. See § 154.047 for additional information.
(15) Applications for any required state or federal permits.
(16) Documentation of project design when the project involves construction of public or quasi-public infrastructure.
(17) Approval of the final plat by the Illinois Department of Transportation if the subdivision is located across or adjacent to a state maintained highway.
(18) Approval of the final plat by the County Engineer if the subdivision is located across or adjacent to a county highway.
(19) Approval of the final plat by the Township Road District if the subdivision involves dedication of new township streets or roadways, unless the roadways are the subject of an annexation agreement with the village.
(20) Approval of the final plat by the Champaign County Planning and Zoning Department if the subdivision involves lands under the zoning jurisdiction of Champaign County.
(21) In the event a private on-site sewage disposal system is proposed for each lot, certification by a registered professional engineer indicating that the proposed land use, the proposed lots and the known soil characteristics of the site are adequate for such systems.
(G) Outside agency review.
(1) At the time of application the subdivider shall provide evidence of mailing of one copy of the final 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 have been mailed to all applicable outside agencies.
(H) Submittal requirements. At any time within one year after receiving preliminary plat approval, the subdivider shall submit to the Village Planner:
(1) Four full size copies of the final plat, and one copy of all supportive materials as required prior to the published submittal schedule for the regular meeting of the Village Plan and Zoning Commission at which the subdivider wishes the final plat to be considered.
(2) One pdf electronic copy of the final plat and all supportive materials.
(3) An 11 inch by 17 inch reduction of the final plat.
(4) The submittal of a final plat 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 a final plat application fee as determined from time to time by resolution of the Board of Trustees of the village.
(5) A completed final plat application form, including all attachments thereto.
(6) A list of waivers and deferrals being requested and the justifications for the waiver(s).
(I) Staff review. Village staff shall review the final plat, supporting documents 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 final 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.
(J) Referral to the City of Champaign. If the proposed subdivision is within the village’s extraterritorial jurisdiction and also within the area designated to be annexed to the City of Champaign under the Champaign - Mahomet Boundary Agreement, the Plat shall be referred to the City of Champaign for review. Under these conditions no Final Plat shall be approved unless the final plat for the land proposed to be subdivided has been approved by the City of Champaign.
(K) 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 revised final plat shall then be resubmitted to the Village Planner for review. The resubmission shall be accompanied by all appropriate supporting documents.
(Ord. 15-12-01, passed 12-15-2015)