A. Final Plat Review By Staff:
1. The final plat may be submitted concurrently with the plans and specifications for land improvements. The applicant will submit an original and seventeen (17) copies of the final subdivision plat to the village clerk along with a completed application for final approval of the final subdivision plat. In addition, the applicant will file with the village clerk a copy of the most recent real estate tax bill(s) for the property. The original and eight (8) copies of the final subdivision plat, as well as the copy of the aforementioned real estate tax bill(s), will be filed with the village clerk. The village clerk will send one copy of the final plat to the public works department. The final plat shall be submitted in conformance with the standards detailed in subsection E of this section. If the final plat and engineering documents are in conformance with the preliminary plan and the requirements of this title, or any other rules, regulations, codes or appropriate standards, the director of public works will certify same in writing. This document will then be forwarded to the village clerk. The village clerk will notify the director of community development and the chairman of the planning and zoning board in writing that the final plat has been certified by the director of public works. (Ord. 2010-27, 12-2-2010; amd. Ord. 2015-9, 5-7-2015)
2. The final plat shall conform substantially to the preliminary plan as approved and, if desired by the subdivider, it may constitute only that portion of the approved preliminary plan which he proposes to record and develop at the time, provided; however, that such portion conforms to all requirements of these regulations. (Ord. 2010-27, 12-2-2010)
B. Final Plat Review By Planning And Zoning Board: The director of community development will schedule the final plat and plans and specifications for consideration and notify the applicant in writing of the date and time of the planning and zoning board meeting to review the final plat and plans and specifications. The planning and zoning board shall review the final plat and engineering documents and recommend approval, disapproval or modification. These documents are then forwarded to the village manager for placement on the next committee meeting agenda. Before the village board may consider a final plat for approval:
1. All modifications of the final plat required by the planning and zoning board must be noted on the final plat. (Ord. 2010-27, 12-2-2010; amd. Ord. 2015-9, 5-7-2015)
2. All planning, engineering and legal fees must be paid.
C. State, County And Sanitary District Permits: After the plans and specifications for required land improvements have been reviewed by the staff, the applicant can submit any MWRD, North Cook County soil and water conservation district, county, state IDOT division of waterways, IDOT division of highways and/or Illinois EPA (water and/or sewer) permit applications to the director of public works for review. If these permits conform to this title and plans and specifications for land improvements, these permit applications will be signed and forwarded to the respective agency. However, final approval will be contingent upon board approval of the plans and specifications for improvements. The applicant shall supply the village with an approved copy of any permits from other agencies. (Ord. 2010-27, 12-2-2010)
D. Final Plat Disposition:
1. Village Board Action: The village board must take action within sixty (60) days after the date of application at which the final plat and plans and specifications have been submitted to the village. The village board can accept the final plat as presented or can make modifications, if the applicant is agreeable, or can reject the final plat. If the final plat is approved, the village clerk shall attach a certified copy of the resolution of approval to a copy of the plat. If the proposed plat is disapproved, the resolution shall state the reasons for disapproval, specifying the items in which the plat fails to conform to the ordinances, rules, regulations, codes or other appropriate standards adopted by the village. A copy of the resolution, regardless of the disposition, shall be filed with the village clerk. Upon approval by the village board of trustees, the village president, planning and zoning board chairman and village clerk shall sign the final plat. The village clerk shall record the plat with the Cook County recorder of deeds within one month. (Ord. 2010-27, 12-2-2010; amd. Ord. 2015-9, 5-7-2015)
2. Building Permit Applications: Prior to the acceptance of any application for a building permit, the applicant must submit or comply with the following items which, in each case, must conform to all ordinances, rules, regulations, codes or other appropriate standards adopted by the village:
a. Upon proof of final plat approval, a building permit may be applied for through the community development department. Applicants for permits must submit four (4) sets of building plans to the community development department.
b. The applicant will submit four (4) stamped, current plats of survey showing the exact location of proposed construction, including all existing and proposed grades.
c. Certification by the finance department that all financial obligations have been satisfied. This shall include any and all fines, fees, liens, and taxes.
d. All street rights of way are improved with base course and curbs.
e. A complete water system is installed.
f. All working fire hydrants required by ordinance are installed, inspected and approved in conformance with state and local standards.
g. The applicant may receive a permit to install a building foundation, including the footing and slab only, prior to the installation of any of the required public improvements on the condition that: 1) all necessary letters of credit are posted, 2) the final plat is approved and recorded, and 3) the building plans are approved. No work of any kind shall be permitted above the slab, and no combustible material of any kind may be delivered to the site prior to the installation of all the improvements called for in this subsection D2.
E. Drawing And Date For Final Approval: The final plat shall be accurately drawn in ink on tracing cloth or mylar drafting film, in a manner that clear and legible transparent or contact prints or photostatic copies can be made. The final plat shall be at a scale of one hundred feet (100') to the inch on sheets not to exceed twenty four inches by thirty six inches (24" x 36"). Where necessary, the plat may be drawn 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 village engineer. The final plat shall show the following:
1. General Information: Required general information to be included on plat, or submitted at the time of the request for final plat approval, shall be as follows:
a. Boundary Lines: In accordance with subsection 10-3-3D1c of this chapter and section 10-4-3 of this title.
b. Layout Of Streets: Showing right of way widths and street names (not duplicating the name of any street heretofore used in the village or its environs unless such street is an extension of, or in line with, an already named street in which event that name shall be used) and showing proposed through streets extended to the boundaries of the subdivision.
c. Other Rights Of Way: Location and width of alleys, pedestrianways, and utility easements.
d. Sites To Be Reserved Or Dedicated: Sites to be reserved or dedicated for schools, parks, playgrounds or other public uses, or for the exclusive use of property owners within the subdivision. Such areas shall be designated by letter or number and by legal description. For any land to be dedicated to the village of Streamwood, a deed in a form acceptable to the village attorney must also be submitted.
e. Accurate Dimensions: Accurate angular and linear dimensions for all lines, angles, radii and arcs used to describe all boundaries including perimeter survey of tract, streets, easements, areas to be reserved or dedicated for public use, and other important features. Error of closure of boundary line surveys shall not exceed one in ten thousand (10,000) (1 foot for each 10,000 feet) of perimeter survey. Angular error shall not exceed plus or minus twenty (±20) seconds. Lot lines to show dimensions in feet and hundredths, and where angle occurs in any lot line between lot corners, the measurement of the angle shall be shown in degrees, minutes and seconds. The final plat shall show accurately the location of all permanent lot markers as actually installed.
f. Control Points: True angles and distances of the nearest established street lines and official monuments (not less than 3), which shall be accurately described in the plat by location, size and elevation to which all dimensions, angles, bearings and similar data on the plat shall be referred.
g. Identification System: An identification system for all blocks and lots using consecutive numbers for lots within a block and, where applicable, a street address number in accord with current village policies.
h. Correlation With Existing Boundaries: Municipal, township or section lines accurately correlated to the lines of the subdivision by distances and angles.
i. Location Of Monuments: Accurate location of all monuments which shall be placed at all block corners, angle points, and at intermediate points as shall be required by the village engineer, and installed in such a manner that they may be located by a licensed surveyor. All USGS, state, county, village or other official bench marks, monuments, or triangulation stations in or adjacent to the property shall be preserved in precise position.
j. Covenants: Protective covenants, or filed as an accompanying document in form for recording. If filed as a separate document, the covenants shall be recorded, and the recorded document filed with the village, prior to application for occupancy of the first unit in the development.
k. Architectural Control: For subdivisions containing twenty (20) acres or more in area, the board of trustees may require a declaration creating and establishing scope of activities for an architectural control committee.
l. Setback Lines: Proposed building setback lines on all lots and other sites.
m. Subdivision Name: Name of subdivision.
n. Location: By section, township and range.
o. Title, Scale, Etc.: Title, scale, north arrow, date.
p. Certification: Certification by a registered land surveyor certifying to the accuracy of the survey and plat.
q. Other Data: Such other certificates, affidavits, endorsements or dedications as may be required by the president and board of trustees in the enforcement of these regulations.
r. Party To Receive Tax Bill: Name and address of party to receive tax bill.
s. Permanent Index Numbers: All permanent index numbers covered by the subject property.
t. Floodplain Map Number: Floodplain map number where appropriate.
2. Certification Required: The application for approval of the final plat shall not be deemed completed until the following certificates, other than the village clerk certificate, have been duly executed:
a. Owner's Certificate*:
STATE OF ILLINOIS ) SS
COUNTY OF COOK )
This is to certify that the undersigned is the owner of the land described in the annexed plat, and has caused the same to be surveyed and subdivided, as indicated thereon, for the uses and purposes therein set forth, and does hereby acknowledge and adopt the same under the style and title thereon indicated.
The undersigned hereby dedicates for public use the lands shown on this plat for thoroughfares, streets, alleys and public services; and hereby also reserves for the Illinois Bell Telephone Company and the Public Service Company, Division of Commonwealth Edison Company, the easement provisions which are stated on their standard form which is attached hereto. The undersigned hereby certifies that to the best of his knowledge and belief:
(1) The drainage of surface waters will not be changed by the construction of the subdivision or any part thereof, or, that if such surface water drainage will be changed, adequate provision has been made for collection and diversion of such surface waters into public areas, or drains which the owner has a right to use, and that such surface waters will not be deposited on the property of adjoining land owners in such concentrations as may cause damage to the adjoining property because of the construction of the subdivision.
(2) Topographical and profile studies of the land herein subdivided have been filed previously with the Village, which documents are on file in the office of the Village Clerk as permanent public documents.
(3) The Village has approved drawings and specifications for the installation of all public improvements required to be made upon the subject parcel.
(4) The owner has also posted security with the Village to guarantee the installation of such improvements.
(5) Any subsequent owner of this land shall be obligated to install or complete the installation of such public improvements as are required by the statutes of the State of Illinois and the ordinances of the Village of Streamwood.
Title:
Address:
Dated this day of , 20 .
*Corporate owner's certificate should be accompanied by a corporate form of acknowledgement.
b. Notary Certificate:
STATE OF ILLINOIS ) SS
COUNTY OF COOK )
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 , 20 .
Notary Public
c. Surveyor's Certificate:
STATE OF ILLINOIS ) SS
COUNTY OF COOK )
This is to certify that I, , Registered Illinois Land Surveyor No. have surveyed and subdivided the following described property:
As shown by the annexed plat which is a correct representation of said survey and subdivision. All distances are shown in feet and decimals thereof. I further certify that all regulations enacted by the Board of Trustees relative to plats and subdivisions have been complied with on the preparation of this plat.
Given under my hand and seal at , Illinois, this day of , 20 .
Surveyor
d. Village Engineer:
STATE OF ILLINOIS ) SS
COUNTY OF COOK )
I, , Village Engineer of the Village of Streamwood, Illinois, hereby certify that the land improvements described in the annexed plat and the plats and specifications therefor meet the minimum requirements of said Village and have been approved by all public authorities having jurisdiction thereof.
Dated at Streamwood, Cook County, Illinois, this day of , 20 .
Village Engineer
e. County Clerk Certificate:
STATE OF ILLINOIS ) SS
COUNTY OF COOK )
I, , County Clerk of Cook County, Illinois, do hereby certify that there are no delinquent general taxes, no unpaid forfeited taxes, and no redeemable tax sales against any of the land included in the annexed plat.
Given under my hand and seal at Chicago, Cook County, Illinois this day of , 20 .
County Clerk
f. Certificate As To Special Assessments:
STATE OF ILLINOIS ) SS
COUNTY OF COOK )
I, , Village Treasurer of the Village of Streamwood, 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 tract of land included in the plat.
Dated at Streamwood, Cook County, Illinois, this day of , 20 .
Village Treasurer
g. Village Clerk's Certificate:
STATE OF ILLINOIS ) SS
COUNTY OF COOK )
I, , Village Clerk of the Village of Streamwood, Illinois hereby certify that the annexed plat was presented to and by resolution duly approved by the Board of Trustees of said Village at its meeting held on , 20 , and that the required bond or other guarantee has been posted for the completion of the improvements required by the regulations of said Village.
In witness whereof I have hereto set my hand and seal of the Village of Streamwood, Illinois this day of , 20 .
Village Clerk
3. Subdivisions Outside Corporate Limits: Except as otherwise required by statute, certification on final plats of subdivision located in the unincorporated areas within one and one-half (11/2) miles beyond the village limits shall be those required by the Cook County subdivision regulations, except when village subdivision regulations are more restrictive, the applicable certifications contained herein shall also be required. (Ord. 2010-27, 12-2-2010)