Skip to code content (skip section selection)
(A) General requirements. For the purpose of this chapter, a lot split and/or lot consolidation shall be defined as follows:
(1) Lot split. The division of a single lot tract or parcel of land into three or less lots for the purpose, whether immediate or future, of transfer of ownership or of building development, providing the proposed lots, tracts, or parcels of land thereby created have frontage on an improved public street or streets, and providing further that there is not created by the lot split any new street or streets, nor the need for required improvements, or easement of access.
(2) Lot consolidation. The joining of three or less lots, tracts, or parcels of land into one contiguous lot, tract, or parcel for the purpose, whether immediate or future, transfer of ownership or of building development, providing the proposed newly consolidated lots, tracts, or parcels of land thereby created have frontage on an improved public street or streets, and providing further that there is not created by the lot consolidation any new street or streets, nor the need for required improvements, or easements.
(B) Additional delineation.
(1) Accurate angular and lineal dimensions of all lines, angles, and curvatures, with functions used to describe all boundaries including boundary line surveys of tracts, streets, easements, areas to be reserved for public use, and other important features; the error of closure of boundary line surveys shall not exceed one in 5,000. Angular error shall not exceed plus/minus 20 seconds. Lot lines shall show dimensions in feet and hundredths, and when an angle occurs in any lot line between lot corners, the measurement of angle shall be shown in degrees, minutes and seconds. The final plat shall show accurately the location of all permanent markers actually installed.
(2) An identification system for lots using consecutive numbers, or consecutive numbers within each block.
(3) True angles and distances to the nearest established street lines and official monuments (not less than three monuments), which shall be accurately described in the plat by location, size, and elevation.
(4) Municipal, township, county, and section lines that are accurately referenced to the lines of the subdivision by distance and angles that are on the same boundary or within 100 feet of the subdivision.
(5) Accurate location of all monuments which shall be placed at the corners of the subdivision and which shall be concrete six inches by six inches by 30 inches with metal pipe or rod cast in center, and of additional monuments at block corners and which shall be placed at all angle points, and at intermediate points as required by the Village Engineer, and shall be of iron pipe, and installed in a manner that they may be located by a registered land surveyor.
(6) Accurate outlines of any areas to be dedicated or reserved for public use or for the exclusive use of property owners within the subdivision.
(C) Sketch planning meeting.
(1) Prior to the preparation of a plat of lot split or plat of lot consolidation, it is recommended that the owner or developer/ subdivider consult with the Village Administrator, submitting therewith a sketch of the proposed lot split or lot consolidation, to secure information relative to requirements of the comprehensive plan, official map, zoning code, and any other applicable village regulations.
(2) The owner or developer/subdivider shall file an application for approval of the lot split or lot consolidation with the Village Clerk. The application shall be accompanied by the required filing fee, along with 26 copies of the proposed lot split or lot consolidation.
(3) The owner or subdivider shall be notified as to the time and place of the Commission meeting at which he will be afforded an opportunity to be heard.
(4) Within 45 days of the date on which the plat was filed, the Commission shall render a decision regarding the plat. One copy of the plat, as approved, along with any comments the Commission may have, shall be forwarded to the Village Board. The Planning & Zoning Commission shall approve the plat if it is determined to be in substantial conformance with all other requirements of this chapter, subject to such variations as the Commission may recommend. If the Planning & Zoning Commission shall approve the plat, the Chairperson of the Planning & Zoning Commission shall affix his signature to the certificate provided for the approval of the Planning & Zoning Commission on the final plat.
(5) Upon receipt of the Commission's report on the plat, the Village Board shall within 30 days, by resolution, either approve the plat, upon adoption of the resolution approving the plat, or disapprove the plat. The Village Clerk shall certify approval and affix the corporate seal of the village on the plat.
(6) Upon approval by the Village Board, the Village Clerk shall secure one transparency and two copies of the approved plat, and two copies of the approved supporting documents. The cost of prints and copies of documents shall be paid by the owner or subdivider. One contact print and all specifications, drawings, and estimates shall be delivered to the Village Engineer, and one transparency print, one contact print and all other supporting documents shall be retained by the Village Clerk.
(7) The plat, in exact form as approved, shall be filed for recording in the County Recorder of Deeds office within 30 days of the date of approval by the Village Board. Approval of the plat by the Planning & Zoning Commission and Village Board shall be null and void if the plat is not recorded in the office of the Recorder within this time period. The subdivider shall pay all recording fees and obtain a receipt from the County Recorder's Office indicating the following information:
(a) The name of the subdivision plat;
(b) The date of filing;
(c) The total filing cost;
(d) The name of the person doing the recording; and
(e) The name of the county official accepting the plat for recording.
(8) Should the Planning & Zoning Commission fail to recommend approval of the plat, the owner or subdivider may submit his final plat to the Village Board for their consideration within 60 days of the Commission's failure to recommend the final plat of subdivision.
(Ord. 2313-95, passed 2-1-95; Am. Ord. 12-1014, passed 11-7-12)