(Ord. 1379, 6-9-2008; amd. Ord. 1578, 8-18-2014)
(A) Relation To Preliminary Plat: The final plat must conform substantially to the preliminary plat as approved, and, if desired by the subdivider, it may constitute only that portion of the approved preliminary plat which he proposes to record and develop at the time, provided, however, that the portion conforms to all requirements of this title.
(B) Submission To Plan Commission: Preliminary plat approval will lapse unless four (4) copies of the final plat and other required exhibits are prepared as specified in subsection (C) of this section and are submitted to the plan commission within twelve (12) months from the date of preliminary plat approval. Upon request of the applicant, the plan commission may grant extensions if the request is made prior to the expiration of the preliminary plat approval.
(C) Final Plat Contents: The final plat must be drawn in ink on tracing cloth or other permanent plastic base on sheets not to exceed thirty six inches wide by forty eight inches long (36" x 48") long and must be at a scale of one inch equals one hundred feet (1" = 100'). Where necessary, the plat may be on several sheets accompanied by an index sheet showing the entire subdivision. For large subdivisions the final plat may be submitted for approval progressively in contiguous sections satisfactory to the plan commission. The final plat must show the following:
1. Name of the subdivision;
2. Location by township, section, town and range, or by other legal description;
3. Scale one inch equals one hundred feet (1" = 100') (shown graphically);
4. Date and north arrow;
5. Boundary of plat, based on an accurate traverse, with angles and linear dimensions;
6. Exact location, width and name of all streets within and adjoining the plat, and the exact location and widths of all crosswalks; streets that are obviously in alignment with others already existing and named must bear the names of the existing streets;
7. True angles and distances to the nearest established street lines or official monuments (not less than 3), which must be accurately described in the plat;
8. Municipal, township, county or section lines accurately tied to the lines of the subdivision by distances and angles;
9. Radii, internal angles, points and curvatures, tangent bearings and lengths of all arcs;
10. Location, dimensions and purpose for all easements;
11. All block and lot numbers and lines, with accurate dimensions in feet and hundredths;
12. Location and description of permanent monuments or bench marks;
13. Accurate outlines and legal descriptions of any areas to be dedicated or reserved for public use, with the purposes indicated thereon, and of any area to be reserved by deed covenant for common uses of all property owners. Areas that are to be maintained by any proposed homeowners' association must be clearly identified with that responsibility expressly stated on the plat;
14. Setbacks, accurately shown by dimension;
15. Protective covenants which meet with the approval of the plan commission must be lettered on the final plat or attached thereto;
16. A summary on its face of all restrictions applicable to any part of such subdivision relating to building restrictions, use restrictions, setbacks or otherwise; and
17. A blank certificate of approval as set out in this section.
(D) Documents To Accompany Final Plat: The following documents must accompany the final plat:
1. Certification by a registered surveyor in the form set out in section 14-11-16 of this chapter; (Ord. 1379, 6-9-2008)
2. Notarized certifications, by owner or owners, and by mortgagee or lienholder of record, acknowledging the plat and dedication of streets and other public areas; (Ord. 1451, 2-15-2010)
3. An agreement executed by the owner and subdivider to make and install the improvements provided for in this title according to the plans and specifications accompanying the final plat;
4. A notice from the city council stating that the following related to installation of required public improvements have been filed with and approved by the council:
(a) A certificate by the city engineer that all improvements and installations to the subdivision required for its approval have been made or installed in accordance with the specifications; or that a performance guarantee such as a surety bond, letter of credit, certificate of deposit, or another surety instrument acceptable to the city council in accordance with section 14-9-3 of this title has been provided that will:
(1) Be in an amount and form determined by the city council to be sufficient to complete the improvements and installations in compliance with this title;
(2) Be with surety by a company or financial institution entered and licensed to do business in the state of Illinois that guarantees to the city availability of an amount determined by the city council to be sufficient to complete the improvements and installations in compliance with this title;
(3) In such form and substance as to be enforceable by the city against such institution for the purpose of completing the improvements in the event of default by the developer;
(4) Specify the time for the completion of the improvements and installations;
(5) Be held by the city until the final completion of all of the improvements to be constructed; and
(6) Be canceled or refunded to the developer upon certification, in writing, of the city engineer that the improvements have been completed in full, and have been constructed according to the approved plans and specifications and all of the requirements of this title.
(b) Evidence of a deposit of a maintenance bond, certificate of deposit or other surety instrument acceptable to the city council equal to fifteen percent (15%) of the estimated cost of improvements to be held by the city for a period of eighteen (18) months after the final completion of the work as a guarantee against any defect in the material or workmanship furnished in connection with such improvement latent in character and not discernible at the time of the final approval of such improvement, and to guarantee against any damage to such improvements by reason of settling of the ground, base or foundation. After the termination of the eighteen (18) month period, the deposit will be refunded to the depositor, if no defects have developed, or if defects have developed then the balance of such deposit after reimbursement of the city for any amounts expended by it in the curing of defects.
5. A certificate from the proper collector hereof that he finds no delinquent general taxes and all special assessments constituting a lien on the whole or any part of the land to be subdivided have been paid.
(E) Approval; Effect:
1. Within thirty (30) days after application for approval of the final plat, the plan commission must approve or disapprove it. The plan commission must set forth its approval or its disapproval and its reasons for disapproval on its own records and provide the applicant with a copy.
2. Upon approval of the final plat by the plan commission, it must be submitted to the city council for action. Council approval will be by motion and majority vote and so recorded in the minutes.
3. Final plat approval will lapse unless all required improvements have been installed and inspected by the city engineer or performance guarantees approved in accordance with this section and section 14-9-3 of this title have been provided, and the plat has been recorded with the county recorder of deeds within eighteen (18) months of final plat approval. Upon request of the applicant, the plan commission may grant one 6-month extension if the request is made prior to the expiration of the final plat approval. Any request for extension of the time period for installation of required public improvements may only be approved by the city council in accordance with section 14-9-3 of this title.
(F) Certification And Recording:
1. Upon certification, in writing, by the city engineer, that the improvements have been constructed in accordance with the approved construction plans and specifications, that all necessary data are shown on the final plat as required by this title, or a performance guarantee has been posted in accordance with this section to ensure installation of all public improvements, the plan commission and the city council will endorse such plat by their appropriate officers and the corporate seal of the city affixed thereto.
2. When the final plat has been so certified, the developer must record the plat with the county recorder of deeds prior to lapse of final plat approval, as described in subsection (E) of this section. If not recorded prior to the lapse of final plat approval, the approval and certification will be null and void. Immediately after recording the original, a duly certified copy of the recorded plat must be filed with the city clerk. (Ord. 1379, 6-9-2008)