(A) Final plat document specifications and support materials. The developer or his or her representative shall request the Community Development Coordinator at least 30 days before a regular or special Commission meeting, to place final plat review of the proposed subdivision on the Planning Commission agenda. Three oversized and 15 11x 17 sized copies of final plat documents shall be provided at application for use at the Commission meeting. The applicant will also submit a $250 non-refundable filing fee at the time of application. The final plat shall meet the following specifications: the final plat shall be prepared by an Illinois Registered Land Surveyor and drawn in India ink on tracing cloth or reproducible mylar at the same scale as the preliminary plat. When more than one sheet is used for any plat, they shall be numbered consecutively and each sheet shall contain a notation showing the whole number of sheets in the plat and its relation to other sheets.
(B) Final plat contents.
(1) Name of subdivision;
(2) Date, bar scale, and north arrow;
(3) Locations 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 recorded roads, streets, thoroughfares and other rights-of-way intersecting the boundaries of the subdivision with accurate dimensions in feet and decimal parts of feet (or metric equivalents if utilized in the preliminary plat) and accurate angles to streets, thoroughfares, alleys, and property lines;
(6) The width, course and extent of all proposed roads, streets, thoroughfares and other rights-of-way with accurate dimensions in feet and decimal parts of feet (or metric equivalents if utilized in the preliminary plat) and accurate angles for all curves included in the plat;
(7) Complete curve notes for all curves included in the plat;
(8) Location, type and size of all monuments and lot markers;
(9) The names of all existing and proposed roads, streets, and other thoroughfares;
(10) The location and dimensions for all easements and any limitations thereupon;
(11) Accurate location of all existing abutting tracts, parcels, lots, or blocks;
(12) All tracts, parcels, lots and blocks contained within the subdivision shall be precisely dimensioned including any property to be dedicated or reserved for public, semipublic, common, or community use;
(13) All tracts, parcels, lots and blocks contained within the subdivision shall be consecutively numbered;
(14) All setback lines required by these regulations or fixed within approved protective covenants shall be shown and dimensioned upon the plat;
(15) The centerlines of streams, rivers, or other similar flows; the normal pool elevation of any lake or impoundment; and, an elevation line indicating the elevation of the 100-year flood, if applicable;
(16) The name(s), address(es), and signature(s) of the owner(s) and developer(s) of the subdivision or their duly authorized representatives;
(17) The name, address, registration number and seal, and signature of the Illinois Registered Land Surveyor preparing the final plat;
(18) Certificates required by these regulations to be included upon the final plat; and
(19) A statement of maintenance responsibility for any public improvements.
(C) Supplementary information required.
(1) Final water and sewage disposal engineering plans;
(2) Final drainage and stormwater management engineering plans;
(3) Final water course and impoundment engineering plans. Complete plans shall be required for improvements, minimally, where impoundments or water courses affect the subdivision, elevations shall be included for the 100-year flood;
(4) Final topographic and profile studies, certified by the engineer and the owner for the entire site, where topographical change is contemplated;
(5) Final road and thoroughfare engineering design plans, profiles and cross-sections;
(6) Special studies and engineering plans in final form as required in preliminary plat presentation or as required to provide supporting information for final plat approval;
(7) Final copies of all covenants, restrictions and home owner's association charters and by-laws as intended to be filed simultaneously with the final plat of subdivision; and
(8) Applicable certificates as required by these regulations for final plat approval.
(D) Reviewing agencies. At the time of making final plat application to the Planning Commission, the developer shall forward copies of the final plat to all reviewing agencies receiving copies of the preliminary plat. Within 20 calendar days after receipt, interested review agencies shall prepare written reports which shall be available for use and review by the Planning Commission.
(E) Guarantee of performance. Prior to the final plat being approved by the City Council, a surety bond shall be posted, as follows:
(1) The improvements shall be completed within two years from approval of the final plat. Developer shall be responsible to maintain all such improvements for one year following acceptance by the City Council. To ensure the satisfactory completion of the required improvements and to ensure the maintenance of such improvements for one year following acceptance by the City Council, the developer shall:
(a) Deposit with the City Administrator, cash in an amount equal to 120% of the cost of construction estimate certified by the City Engineer; or
(b) Deposit with the City Administrator a duly executed irrevocable letter of credit in the form as set forth in Appendix C at the end of this chapter, from a financial institution approved by the city and authorized to do business in the State of Illinois. The letter of credit shall name the city as beneficiary, shall be in effect for at least one year from its issuance date, and shall remain in effect thereafter until the city is given 90 days’ notice of an expiration date. The amount of the irrevocable letter of credit shall be in an amount equal to 120% of the cost of construction estimate certified by the City Engineer. The letter of credit shall ensure the satisfactory completion of the improvements and their maintenance for one year following acceptance by the city.
(2) During construction of the improvements, the letter of credit or the developer’s cash deposit (herein collectively “developer’s security”) may be periodically reduced upon approval by the City Council. However, in no event, shall be developer’s security be less than 120% of the estimated cost of the improvements not yet completed as determined by the City Engineer plus a 10% retainage of the total cost for maintenance of the improvements.
NOTE: For release of surety, see § 157.71.
(F) Final plat approval.
(1) Upon a finding by the Commission that the final plat submitted is in accordance with the requirements of this chapter, the Chairman and Secretary shall so certify by placing their signatures upon the plat, and shall recommend it to City Council for review and final approval.
(2) Following final approval by the City Council, the final plat may be legally recorded in compliance with the laws of the State of Illinois. Such final approval shall be null and void if the said plat is not recorded within 90 days after the approval, unless application for an extension of time to so record is made in writing during said 90-day period to the City Council and by it granted.
(Ord. 88-4582, passed 10-18-1988; Am. Ord. 2010-5303, passed 6-1-2010)