(A) Filing. A person or corporation desiring approval of a plat of a subdivision of any land lying within the jurisdiction of the city, shall submit a letter of application therefor to the City Clerk’s office at least 30 days prior to the date of a regular or special Commission meeting. At least three oversized copies and 15 11 x 17 sized copies of preliminary plat documents shall be made available by the developer for use at the above mentioned Commission meeting. The developer shall also submit a letter with the preliminary plat indicating all requests for variations from the requirements and standards herein contained, whether temporary or permanent in nature. The granting of variations shall be by action of the City Council. The applicant will also pay a $350 non-refundable filing fee at the time of application.
(B) Preliminary plat document specifications and support materials. The developer or his or her representative shall submit the following: the plat drawn or printed upon tracing paper, tracing cloth, or a similar reproducible medium. The plat shall be drawn at a scale of one inch equals 100 feet or at a scale of one inch equals 50 feet. All materials shall contain information concerning the name of the subdivision; the name, address and telephone number of the firm and person preparing the material, and if appropriate, signature and certification; and the date of material preparation with reference to any changes made. There shall be one common scale for all maps and plans presented for each subdivision, unless otherwise stated herein. The plat may be prepared, at the developer's discretion, so as to contain items required in both the preliminary and final plats.
NOTE: Adjacent shall mean for these specifications and at a minimum, the area lying outside of but contiguous to the subdivision site and extending a distance of 100 feet, or to such further distance as may be necessary.
(C) Preliminary plat contents.
(1) The proposed subdivision name, which shall not duplicate the name of any platted subdivision previously recorded in Coles County;
(2) Date, bar scale, and north arrow;
(3) Location by distances and bearings from true north or grid north, as established by the Illinois State Plane Coordinate System, East Zone, and angles with reference to a corner or corners established in the United States Public Land Survey;
(4) All angular and linear data along the exterior boundary of the tract, which meets the criteria for a “second order” accuracy survey, by Illinois Registered Land Surveyor's Standards;
(5) The width, course and extent of all existing and proposed on-site and adjacent roads, streets, and thoroughfares; and, railroad rights-of-way, if present;
(6) The names of all existing and proposed roads, streets, and other thoroughfares;
(7) The location, dimensions and easements of all existing and proposed public utilities (surface and subsurface) and private utilities affecting the site or proposed for extension thereupon, including but not limited to water lines, sanitary sewers, storm sewers, and drainage tile lines;
(8) Locations and dimensions for any other easements and any limitations upon each easement;
(9) All existing adjacent and developer-proposed on-site tracts, parcels, lots or blocks giving their precise dimensions where existent, and approximate dimensions where proposed, including square footage for proposed parcels and lots;
(10) The progressive numbering of all proposed tracts, parcels, lots and blocks;
(11) Existing and proposed building setback lines and dimensions;
(12) All existing and proposed adjacent and on-site parks, playgrounds, school grounds or other grounds to be dedicated or reserved for public, semi-public, common, or community use;
(13) The locations and widths of any proposed walkways and easements, clearly indicating any connections to present or proposed public lands or facilities and/or private walkways and easements;
(14) The identification of all civil and/or political divisions within which the proposed subdivision is wholly or partially located. And where applicable, the location of the division's boundary lines if within or adjacent to the site. Such divisions shall include, but are not limited to: school districts, fire protection districts, incorporated municipalities, soil and water conservation districts, park districts, and water districts;
(15) The location and direction of flow, as applicable, of natural drainage ways, streams, rivers and lakes, and similar natural flows or impoundments;
(16) The location and identification of all existing man-made features including but not limited to: buildings, excavations, bridges, impoundments, drainage improvements and tiles within and adjacent to the site;
(17) Present zoning of the site and the authority of that zoning, if applicable;
(18) The name(s), address(es), and telephone number(s) of the owner(s) and developer(s) of the subdivision or their duly authorized representative; and
(19) The name(s), address(es), and telephone number(s) of the surveyor, engineer, or planner preparing the preliminary plat.
NOTE: The final plat must be prepared by an Illinois Registered Land Surveyor.
(D) Supplementary information required.
(1) Vicinity map. A small scale map to a scale of not less than one inch equals 2,000 feet, which may be shown on or accompany the preliminary plat. The map shall indicate the site's relationship to boundaries, traffic arteries, community facilities, railroads and other nonresidential land uses for adverse influences. The map itself must include a minimum 1,000-foot radius surrounding the site;
(2) Water supply and sewage disposal. Preliminary plans for water supply and sewage disposal facilities shall be presented. Including:
(a) The location of the nearest public water supply and fire hydrant with a statement from the controlling authority indicating the ability to serve the site, as well as available capacity. Requests shall be in writing by the developer with notice that reply be made within 14 calendar days of receipt. In addition, if the site is to be served by private wells, a statement of the adequacy and usability of the proposed water supply available on-site; such statement shall include available well logs of the area.
(b) The location of the nearest public or private sewer system shall be shown; information concerning the possibility of connection and the capacity of the system will be required where necessary. If the subdivision lots are to be served with individual wastewater systems, the plans shall be reviewed by the Coles County Public Health Department for conformance to the Coles County Private Sewage Disposal Ordinance, as amended, as well as other applicable state or local ordinances.
(3) Drainage and stormwater management. Preliminary plans for site drainage, surface and subsurface, and stormwater management shall be presented. Also to be included is a statement of whether the proposed subdivision is located in a drainage district and identifying any agreements that have been made with the drainage district in which the subdivision is located, if any.
(4) Water course and impoundments. Preliminary plans for any proposed water course changes or impoundments to be developed. Existing and proposed impoundments shall indicate points of discharge, design capacities and calculations, and shall indicate normal pool elevations. Water courses shall show direction of flow. Both impoundments and water courses shall indicate elevations of the 100-year flood.
(5) Soil information plan. The plan shall contain delineation of the subdivision by soil types utilizing the most recent soil survey techniques and classification information system in use by the United States Department of Agriculture, Soil and Water Conservation Service; any information known and relating to the site’s water table elevation and, any such additional information as may be required by the reviewing authorities, including further soil tests conducted as to ASTM (American Society for Testing Material) standards when indicated by soil type.
(6) Percolation report. In the absence of city sanitary sewer access, a report prepared by an Illinois Registered Professional Engineer shall be required which shall contain a representative number of percolation tests as selected by the County Health Department. Tests need not exceed two tests per lot or one test per change in soil type, whichever is greater. These tests shall be provided where on-site wastewater disposal is contemplated. Percolation tests presented with the preliminary plat shall be witnessed by the County Health Department. The developer or his or her engineer shall properly notify the County Health Department in advance of testing, such notification and requests for observation shall conform to the applicable rules and procedures of the Department. The Coles County Health Department after witnessing the percolation tests shall sign the results indicating that the percolation tests were conducted as to proper standards and procedures. The location of each test hole shall be plotted and numbered on a map of the same scale as the preliminary plat, and a typewritten text of the results are to accompany the plan. A minimum of one copy of all such information shall be provided by the project engineer for review and comment by the Coles County Health Department.
(7) Topographic and profile studies. There shall be submitted simultaneously with the plat a study which shows topographically and by profile the elevation of the land prior to the commencement of any change in elevations as part of any phase of subdividing as well as a study which shows topographically and by profile any changes contemplated from such land when change is contemplated. Topography of the site shall be identified with contour lines at one-foot (one meter if the plat is metric) vertical intervals on grades of less than 5% and with five-foot (two meters if the plat is metric) contours elsewhere. Contours and elevations shall be based on sea level datum, USGS standards, where possible. Further, the topographical studies shall be prepared in such a manner as will permit the studies to be used as overlays to the subdivision plat. The studies shall have on their face a certification of any Illinois Registered Professional Engineer and the owner of the land or his or her duly authorized representative confirming the topographic and drainage certificate in these regulations.
(8) Road and thoroughfare design plan. The preliminary plan shall contain information as to right-of-way widths, pavement design, standards and specifications, cross sections and profile drawings of roads, streets, thoroughfares and other public ways, all conforming to the design requirements herein contained, including standard detail and culvert sizes for each entrance.
(9) Special studies. Where required by site conditions or these regulations, such other special studies as may be necessary and which may include but need not be limited to preliminary erosion control plans and specifications; landscaping plans and specifications; and, fill plan with location, depth and fill type; and hazardous waste sites and disposal sites, shall be submitted.
(10) Variance narrative. If a variation or variations are to be requested from the standards herein contained, a narrative for each variation the developer is requesting shall accompany all other documents.
(11) Covenants, restrictions, home owner's information. There shall be submitted with the plat one copy of the preliminary covenants, deed restrictions, and/or home owner's association charter and by-laws, if a home owner's association is intended. NOTE: Within the covenants, statements shall be included, as applicable, which identify subsequent lot owners as responsible for the placement of driveway culverts in accordance with approved engineering plans. Additional statements shall also be included which identify subsequent lot owners as responsible for contacting the Coles County Health Department for review and approval of individual (nonmunicipal type) septic systems and well locations, prior to construction of any permanent improvements or structures upon the individual lot. All restrictions are to be reviewed as part of the plat review process and must be recorded, as approved, with the approved plat.
(E) Reviewing agencies. The developer or his or her representative shall be responsible for sending the preliminary plat document and support materials to the following agencies at the time of making formal application:
(1) Coles County Health Department, if applicable;
(2) Illinois Department of Transportation, if applicable;
(3) Applicable fire protection district;
(4) Township Road Commissioner, if applicable;
(5) General Manager of Mattoon Water Department;
(6) Superintendent of Mattoon Sewage Department;
(7) Coles County Highway Superintendent, if applicable; and
(8) Coles County Soil and Water Conservation District, if applicable.
(F) Approval. After an application for approval of a plat of a subdivision with three copies of all maps and data, has been filed, the Commission shall review the application and shall approve the plat proposed in the application, subject to its receipt of an acceptable final plat, as described in § 157.33, or disapprove the plat, setting forth its reasons in its own records and providing the applicant with a copy. An approval shall be effective for a period of 12 months, unless, upon request of the applicant, the Commission grants an extension. If the final plat is not received by the Commission within the period of time specified, all previous actions by the Commission with respect to the plat shall be deemed to be null and void.
(G) Appeal. Any party aggrieved by a decision of the Commission may within15 days thereafter, appeal therefrom to the City Council and he or she shall file with the City Council a written notice of appeal specifying the decision from which such appeal is taken. Procedure for appeal shall be provided by the City Council.
(Ord. 88-4582, passed 10-18-1988; Am. Ord. 2010-5303, passed 6-1-2010)