The appendix and forms relating to subdivision regulations are set out on the following pages of this Chapter.
APPENDIX I.
OWNER'S CERTIFICATE*
STATE OF ILLINOIS )
SS
COUNTY OF )
This is to certify that as (owner) (trustee) of the land described hereon has caused the same to be surveyed, subdivided, and platted as shown on the plat hereon drawn, for the uses and purposes therein set forth as allowed and provided by statute and the as (owner) (trustee) does hereby acknowledge said plat and adopts the same under the style and title of .
(subdivision name)
(owner) (trustee)
By:
Title
Dated this day of , 19 .
*Corporate owner's certificate should be accompanied by a corporate form of acknowledgement.
NOTARY CERTIFICATE
STATE OF ILLINOIS )
SS
COUNTY OF )
I, , a Notary Public in and for said County, in the State aforesaid, do hereby certify that , personally known to me to be the same persons whose names are subscribed to the foregoing instrument as such owners, appeared before me this day in person and acknowledged that they signed the annexed plat as their own free and voluntary act for the uses and purposes therein set forth.
Given under my hand and Notarial Seal this day of , 19 .
Notary Public
VILLAGE BOARD CERTIFICATE
STATE OF ILLINOIS )
SS
COUNTY OF )
Plat approved by the Village of Riverwoods, Illinois this
day of , 19 .
President
Attest:
Village Clerk
Village of Riverwoods
COUNTY RECORDER'S CERTIFICATE
STATE OF ILLINOIS )
SS
COUNTY OF )
This instrument No. was filed for record in the Recorder's Office of County, Illinois on the day of , 19 , at o'clock .M. in Book of Plats, Page .
Lake County Recorder
SURVEYOR'S CERTIFICATE
STATE OF ILLINOIS )
SS
COUNTY OF )
This is to certify that I, ,
Registered Illinois Land Surveyor No. , have surveyed, subdivided, and platted for the owners thereof the following described property:
I further certify that iron stakes have been set at all lot corners, points of curve and points of tangent, and that monuments have been set as required; and that the plat hereon drawn correctly represents said survey and subdivision.
I further certify that the above described property is within the corporate boundary of the Village of Riverwoods which has adopted an official plan. I further certify that the above described property (is) (is not) within 500 feet of a water course or surface drain serving an area of 640 acres or more.
Given under my hand and seal at , Illinois, this day of , 19 .
Surveyor
(affix seal)
PLAN COMMISSION CERTIFICATE
STATE OF ILLINOIS )
SS
COUNTY OF )
This is to certify that the members of the Plan Commission of the Village of Riverwoods reviewed and approved the above plat.
Dated this day of , 19 .
Chairman
COUNTY CLERK CERTIFICATE
STATE OF ILLINOIS )
SS
COUNTY OF )
This is to certify that I, ,
County Clerk for the County and State aforesaid, find no redeemable tax sales, unpaid taxes or unpaid current taxes against any of the real estate included in the above plat.
I further certify that I have received all statutory fees in connection with the annexed plat.
Given under my hand and seal in , Illinois this day of , 19 .
County Clerk
CERTIFICATES AS TO SPECIAL ASSESSMENTS
STATE OF ILLINOIS )
SS
COUNTY OF )
I, , Village Collector of the Village of Riverwoods do hereby certify that there are no delinquent or unpaid current or forfeited special assessments or any deferred installments thereof that have been apportioned against the land included in the plat.
Dated at Riverwoods, Lake County, Illinois, this day of , 19 .
Village Collector
VILLAGE ENGINEER'S CERTIFICATE
Approved this day of , A.D. 19 by the Village Engineer of the Village of Riverwoods, Lake County, Illinois.
Village Engineer
ATTORNEY'S CERTIFICATE
Approved this day of , A.D. 19 by the Village Attorney of the Village of Riverwoods, Lake County, Illinois.
Village Attorney
EASEMENT PROVISIONS
An easement is hereby reserved and granted over and under platted easement areas to Illinois Bell Telephone Company, Commonwealth Edison Company, North Shore Gas Company, and the Village of Riverwoods, Lake County, Illinois, and their respective successors and assigns, to install, lay, construct, renew, operate and maintain conduits, cables, wires, sewers, surfaces and subsurface drainage, and watermains, underground, will all necessary manholes, water valves and other equipment for the purpose of serving the said real estate with telephone, communications, electric, sewer, water service and drainage, also there is hereby granted the right to enter upon the said real estate at all times to install, lay, construct, renew, operate and maintain within the said real estate said conduits, cables, wires, manholes, water valves, surface and subsurface drainage, and other equipment; and the right of ingress and egress is hereby granted over, upon and through the said real estate for emergency vehicles of any and all types, for any purpose whatever. No permanent building shall hereafter be placed on the said easement, as determined, but the same may be used for gardens, shrubs, landscaping and such other purposes that then and later do not unreasonably interfere with the uses or the rights herein granted.
APPENDIX II.
STANDARD ESCROW AGREEMENT
This Agreement made and entered into this day of , A.D. 19 by and between
(name)
of
(address)
the sole beneficiary of Trust No. of the
(bank)
dated hereinafter
sometimes referred to as "Owner", the VILLAGE OF RIVERWOODS, a Municipal Corporation of the State of Illinois, hereinafter sometimes referred to as "Village", ,
(bank)
an Illinois banking corporation, sometimes hereinafter referred to as "escrowee", and DONALD MANHARD ASSOCIATES, INC. OF 730 Waukegan Road, Deerfield, Illinois, sometimes hereinafter referred to as "Village Engineer".
W I T N E S S E T H:
WHEREAS, owner is the sole beneficiary of
(Trust No. - Bank)
dated, ,
and the said
under said Trust Agreement is the owner of the legal title to the following described parcel of real property located in the Village and described as follows, and sometimes hereinafter referred to as the "subdivision", to-wit:
(DESCRIPTION)
WHEREAS, the aforesaid has applied (trust)
on behalf of the Owner for approval of a plat of subdivision of said land to be known as and
WHEREAS, the Village of RIVERWOODS Subdivision Ordinance as amended requires as a condition of such approval and recording of such plat, among other things, the guaranteeing of installation of certain public improvements in accordance with plans and specifications approved by and on file with the Village Engineer, or Village Clerk, and in accordance with the Ordinances of said Village; and,
WHEREAS, the Owner has submitted to said Village and said Village has approved plans and specifications entitled: " "
prepared by
(engineer)
drawn ,approved by
(date)
for the construction of required public improvements as described in the aforesaid plans and specifications, sometimes hereinafter called the improvements, and,
WHEREAS, the Owner has requested Village to waive the furnishing of a bond as required by its said Subdivision Ordinance, as amended, and to accept in lieu thereof a deposit of to be
(amount)
deposited in an escrow in the manner hereinafter directed; and,
WHEREAS, streets, sewer and water are required in said subdivision; and,
WHEREAS, Village is willing to enter into this Agreement and to grant approval of the said plat upon the condition that the deposit be made in the manner herein provided shall be used, prior to the termination of the escrow, as herein provided solely to pay:
(1) The actual costs of construction of the aforesaid street, sewer, and water improvements;
(2) The engineering and inspection fees of Village;
(3) The costs of maintaining said improvements and making repairs to existing improvements and property caused by damage done to the same in the course of making the improvements described herein for a period of two years after the date of acceptance of said improvements by Village, sometimes hereinafter referred to as the two year maintenance period; and
(4) Any customary expense of the subdivider in meeting any requirements of the Ordinances of Village pertaining to the aforesaid Subdivision, in the event that the Owner fails to meet said requirements and, owner further agrees that sufficient funds shall be maintained at all times on deposit with escrowee for such purposes; and,
WHEREAS, the Owner, in consideration of the waiver of a Subdivision bond and the approval to be made of such plat of Subdivision by the Village, agrees to:
(1) Make and pay for the public improvements described in the aforesaid plan and specifications;
(2) Pay for all engineering and inspection fees incurred by the Village as a result of the construction of improvements and development of the Subdivision and whether incurred prior to, on or after the date of this Agreement;
(3) Pay for the costs of maintenance of the improvements and making repairs to existing improvements and property caused by damage done to the same in the course of making the improvements described herein during the two-year maintenance period; and
(4) Pay all customary expense of the subdivider in meeting any requirements of the Ordinances of Village pertaining to the aforesaid Subdivision, all of the foregoing, except (3) above, within two (2) years from the date hereof, and from the said escrow deposit to the extent of the monies therein and otherwise by Owner as may be necessary.
NOW, THEREFORE, in consideration of the mutual covenants and agreements herein contained, and other good and valuable considerations, the parties hereto do covenant and agree each with the other as follows:
(1) That Owner will deposit with the escrowee the sum of
to be held by the escrowee, subject to the terms and provisions hereof, and that no other agreement with regard to the holding or disbursement of said funds shall be in effect unless it is approved in writing by Owner, filed by Owner with the Clerk of Village, approved in writing by Village, and a copy thereof certified by the Clerk of Village delivered to the escrowee, and attached to this Agreement.
(2) Escrowee shall hold said sum on deposit to be disbursed from time to time upon payout orders issued by Village Engineer or Village in payment for work as follows:
(a) The cost of installation of the aforesaid street, sewer and improvements;
(b) Payment for all costs of engineering and inspection fees incurred by the Village as a result of the construction of the improvements in and development of the Subdivision and whether incurred prior to, on, or after the date of this agreement;
(c) Payment of the cost of maintenance of said improvements and repairs to existing improvements and property for damage caused in making said improvements during the two year maintenance period; and
(d) Payment of all customary expense of the subdivider in meeting any requirements of the Ordinances of Village pertaining to the aforesaid Subdivision.
Village or escrowee shall not be required to investigate the propriety of any payout orders other than as they deem necessary in their own interest, if said payout orders are in writing executed by the Village Engineer, and escrowee shall not be required to investigate the propriety of any payout orders other than it deems necessary in its own interests if said payout orders are in writing executed by Village.
(3) That if, at any time before the construction of all required improvements has been completed, the balance remaining on deposit with escrowee is not sufficient, in the sole judgment of Village, to cover all costs as enumerated in paragraph 2 above, or, if by reason of any order, decree or writ of any court, or for any other reason, the money deposited in said escrow shall be withheld, diminished or otherwise unavailable for the purposes expressed herein for which said deposit was made, Owner agrees to cause to be deposited with escrowee such additional reasonable sum of money as shall be required by Village to complete the construction of the improvements and the performance of this Agreement or Owner shall provide such other guarantee of said performances as may be required by Village.
(4) The parties further agree that upon the acceptance by the President and Board of Trustees of Village of the said public improvements as above referred to, and upon payment of items (a) and (b) as specified in Paragraph 2 of this Agreement, Village agrees that any balance remaining in said escrow deposit shall be refunded to Owner except an amount not to exceed $ which shall be withheld for a period of two (2) years to pay items (c) and (d) specified in Paragraph 2 of this Agreement, to the extent that said costs have not been previously paid by Owner, and such sums shall be paid from said escrow deposit for such purposes on the direction of the Village to the escrowee. Upon expiration of the two (2) year maintenance period escrowee shall upon receipt of notice in writing from the Village Engineer or Village that all requirements of the Ordinances of Village applicable to the aforesaid Subdivision have been met and the costs of maintaining the improvements during the two (2) year maintenance period have been paid, pay over to Owner any balance remaining in said escrow deposit.
(5) Village agrees that it will approve such plat of Subdivision when, but not before, Owner has made the foregoing escrow deposit.
(6) The provisions of this Agreement are intended solely for the benefit of the Owner, Village, Village Engineer and Escrowee, and nothing contained herein shall inure to the benefit of any third person to be deemed to obligate the Owner, Village, Village Engineer, or Escrowee, except to each other.
(7) Notwithstanding anything to the contrary herein provided Escrowee shall not disburse any of the escrow funds to Village Engineer except upon payout orders issued by Village.
IN WITNESS WHEREOF the parties hereto have set their respective hands and seals the day and year first above written.
Accepted and deposit received this
day of 19 .
ESCROWEE VILLAGE OF RIVERWOODS,
a Municipal Corporation
BY: BY:
President
Attest Attest
Clerk
DONALD MANHARD ASSOCIATES
BY:
State of Illinois )
County of Cook )
I, , being sworn under oath
state as follows:
1. That the affiant is the sole beneficiary of Trust No.
of the , dated .
2. That said Trustee is the sole legal title holder of the real estate described in the foregoing Agreement.
3. This affidavit is made to induce the Village of RIVERWOODS, Lake County, Illinois to enter into the foregoing Agreement.
FORM 1.
VILLAGE OF RIVERWOODS
APPLICATION FOR PRELIMINARY PLAT APPROVAL
1. Name of Subdivision
2. Location
3. Subdivider's Name
4. Subdivider's Address
I, the subdivider,
Subdivider's name
hereby apply for approval of the preliminary plan of the proposed
Subdivision. I certify
Name of Subdivision
that all exhibits presented herewith are true and valid and all information is correct to the best of my knowledge.
Subdivider's Signature
, 19
date
FORM 2.
VILLAGE OF RIVERWOODS
PRELIMINARY PLAT CHECK LIST
Name of Subdivision:
Name of Subdivider:
Address of Subdivider:
Telephone No.:
Date of Submission:
(To be filled in by Village Clerk)
NOTES:
1. To properly execute this check list, the Subdivider or his agent shall:
a. Insert the required information.
b. Denote compliance with various requirements by initialing spaces where applicable.
c. Denote those items which the subdivider considers "not applicable" to this particular subdivision by the abbreviation "N.A.".
2. Submit eighteen (18) copies each of the application with Preliminary Plat and supporting documents attached, except as noted herein, and the filing fee.
A. Application
B. Filing Fee
C. Review Fee
D. Preliminary Plan on 24" x 36" sheet or sheets indicating:
1. Name of Subdivision
2. Legal Description
3. Vicinity Map
4. Name and address of each owner, owner of record
Name and address of subdivider
Name and address of designer preparing plan
5. Date
6. North Point
7. Boundary lines of proposed subdivision
Acreage of subdivision
8. All platted right-of-ways and easements in subdivision
Location of all structures and access roads within subdivision
9. Boundary lines and ownership and zoning of adjacent parcels of land
10. Existing zoning of proposed subdivision
11. Existing and proposed topography
12. Layout of proposed streets and proposed names
13. Lots to be dedicated for public use or special use
14. Lots showing dimensions, approximate area and numbered
15. Building set-back lines
16. Public utility easements
17. Existing sanitary sewers, storm sewers, septics, etc.
18. Existing feature of land - permanent buildings, wooded areas, natural and topographic features
19. Approval Certificate
E. Supplemental Information
1. Zoning Statement
2. Boundary Survey
3. Annexation Statement
4. Soil and Water Conservation District Report
5. Erosion Control Statement
6. Proposed Covenants and Building Restrictions
7. Letters from Review Agencies
8. Preliminary Engineering Plans
F. Additional Information, if required
1. Soils Report
2. Demographic Study
3. Traffic Study
4. Letter from State or County Highway Department
Completed by:
Name
Address
FORM 3.
VILLAGE OF RIVERWOODS
APPLICATION FOR FINAL PLAT APPROVAL
1. Name of Subdivision
2. Location
3. Subdivider's Name
4. Subdivider's Address
I, the subdivider hereby apply for final plat approval of the aforementioned proposed subdivision. The final plat and exhibits are true copies of the approved preliminary plat and all information supplied is true and correct to the best of my knowledge.
Subdivider's Signature
, 19
Date
Valid when filed within 12 months of the preliminary approval, unless an extension has been granted, and when all required exhibits are received.
FORM 4.
VILLAGE OF RIVERWOODS
CHECK LIST FOR FINAL PLAT
Name of Subdivision:
Date of Submission:
NOTE: To properly execute this check list, the Subdivider or his Engineer shall:
1. Insert the required information.
2. Denote compliance with applicable ordinances by placing his initials in all spaces where applicable.
3. Denote those items which the Subdivider considers "not applicable" to this particular subdivision by the abbreviation "N.A.".
A. Plat has been submitted within twelve (12) months after the approval of the Preliminary Plat.
B. Eighteen (18) copies of the Final Plat and one original drawing. Final Plat to include:
1. Name of Subdivision
2. Legal description of property
3. Owners of record of property
4. Scale
5. Date
6. North Point
7. Boundary of plat with angular and linear dimensions
8. Street names, location and width, including crosswalks
9. Distance to Street lines or official monuments
10. Township and municipal boundaries
Section corners and lines tied to Subdivision
11. Radii, internal angles, points of curvatures, tangent lengths, and bearings and lengths of all arcs.
12. Public service, drainage and utility easements shown and dimensioned
13. Lots numbered, dimensioned with area and addresses
14. Monuments shown
15. Lots dedicated or reserved
16. Building set back lines
17. Protective covenants
18. Jurisdictional authorities
19. Required certificates and signatures
20. Need to include Notary Certificate
21. President and Board of Trustees Certificate approving and accepting the plat attested by the Village Clerk
22. Recorder's Certificate certifying that the Final Plat is recorded in the County of Lake
23. Surveyor's Certificate to the effect that he has surveyed and subdivided the property and the plat represents a true and accurate representation of said survey and subdivision
24. Plan Commission Certificate approving the plat
25. Lake County Clerk Certificate to the effect that there are no taxes against any land included in the plat.
26. Special Assessment
27. Village Engineer's Certificate to certify that all of the improvements meet the standards of all Village ordinances, certifies that the Final Plat conforms with the Preliminary Plan and includes the proper easements.
28. Village Attorney's Certificate certifies that the improvement security is in the proper form and amount, checks the Final Plat and all accompanying documents
29. Certificate of easements for all public utilities and such other disclosures
30. Such other certificates as may be required by Illinois State Statutes.
C. Supplementary Documents
1. Plans and specifications for improvements; cost estimates
2. Letter of approval from State or County Highway Department
3. IEPA permit applications
4. Current title commitment
5. Subdivision Improvement Deposit
6. Casualty Insurance
7. Indemnity Insurance
8. Fire Insurance
9. Land Dedication - Parks and Public Areas
10. School District Agreement
D. Fees
1. Acreage Fee
2. Review Fees
3. Legal Fees
4. Engineering and Inspection Fees
5. Other fees as required
Completed by:
Name
Address
Date
FORM 5.
VILLAGE OF RIVERWOODS
FINAL INSPECTION CHECK LIST
Name of Subdivision: Date:
NOTE:
The following documents, where applicable, must be on file with the Village Clerk prior to any action of acceptance by the Village Board of Trustees. The Village Clerk must initial the space provided denoting compliance. Items considered not applicable by the subdivider shall be marked "NA" and initialed by the subdivider.
1. Approved preliminary plan
2. Plat of survey of property of preliminary plan
3. Title commitment
4. Annexation plat
5. Zoning proceedings
6. Topographic map
7. Sepia of recorded plat and 6 prints
8. Copy of recorded covenants
9. Guarantee bond - letter approving form from Village Attorney
10. Maintenance bond
11. Soils report
12. Copies of Illinois Environmental Protection Agency permits for water and sewer
13. Copies of Division of Waterways permit
14. Copies of Illinois Department of Transportation permit and release letter. Copies of County or Township permits with release letter
15. Design date - streets
16. Traffic study
17. School demographic study and all school district communications
18. Statement on payment of review and inspection fees
19. Letter or letters from Village Engineer approving improvements
20. Statement from Fire Chief that hydrants have been inspected
21. As-built plans - sepia and 2 prints. Show: Locations of sewer and water services, valve locations, and all public utilities
22. House Bill 1042 requirements fulfilled
23. Receipts of all filing, platting and connection fees that have been paid
Subdivider's Signature:
FORM 6.
DECLARATION OF COVENANTS AND RESTRICTIONS
This declaration made and entered into by
, for convenience
hereinafter referred to as "Declarant."
WHEREAS, the Declarant is the legal title holder of the following described real estate:
(Insert legal description)
NOW, THEREFORE, the Declarant declares as follows:
1. Declarant agrees, on behalf of Declarant, its successors and assigns, and on behalf of all future property owners, their executors, administrators, successors and assigns, that any areas designated on the plat of said subdivision for ingress and egress and any roadways constructed thereupon shall be considered a private road easement for the benefit of all lot owners in
Subdivision and that area designated on the plat of said subdivision for ingress and egress and any roadway constructed thereon shall be maintained solely at the expense of said owners and their successors and not at the expense of the Village of Riverwoods.
2. That said roadway and area shall be maintained by the owners of said Lots through , inclusive by said lot owners paying (percentage) of the cost of said maintenance for each lot owned by said owners.
3. The amount referred to herein as the cost of maintenance in Paragraph 2 hereof shall be determined by the amount of money actually spent for maintenance on said roadway and area not exceeding, however, the lesser of the sum of $ per year per lot or the amount voted to be spent by a majority or owners of said lots, the owner of any lot being entitled to one vote for each lot owned by said owners.
4. In the event that the owner or owners of any lot do not pay their share of the maintenance provided for herein, the owners of the remaining lots may sign and record a lien for the share of the maintenance actually spent under Paragraph 2 hereof and not so paid and may foreclose on said lien for the share of the maintenance actually spent in the manner provided by law in case of mechanic's liens. As to a subsequent purchaser, said lien shall be effective when recorded.
IN WITNESS WHEREOF,
has caused its to be affixed hereto, etc.
Dated this day of 19 .
(Signature and jurat)
(Ord. 272, 3-20-78)