The final plat shall contain or be accompanied by the information herein specified and shall comply with the following requirements.
(A) General.
(1) The name of the subdivision;
(2) The certificate of a registered land surveyor;
(3) The date of preparation, scale, and north arrow. The scale and size of the plat shall be such that a 50% size photographic reduction will not impair the details. Plats in several sections are permissible. No sheet larger than 24 inches by 36 inches shall be submitted. The plat shall be presented at a scale of one inch to 100 feet or larger, except that a different scale may be used if approved during the preliminary plat phase. Lettering on the full-size plat shall be all capitals of not less than one-tenth of an inch in height. The plat shall be legible without magnification;
(4) The location and position of the subdivision indicated in each of the following ways as applicable:
(a) By quarter section, township, range, meridian, county, and state;
(b) By distances and bearings from astronomic or assumed north and angles with reference to a corner or corners established in the United States Public Land Survey; and
(c) By a written legal description of the exterior boundaries of the land as surveyed and divided;
(5) The plat shall comply with the current ILCS. Information which shall appear on the plat or on subsidiary documents:
(a) Location of subdivision relative to village limits;
(b) In the event a private on-site sewage disposal system is proposed for each lot, certification by a registered professional engineer indicated on the face of the subsidiary documents that the proposed land use, the proposed lots, and the known soil characteristics of the area are adequate for such systems;
(c) The effect of stormwater runoff on other potentially developable land and the county’s streams and open drainage channels, and a subsidiary drainage plat showing the topographical and profile plats, with a signed statement by a professional engineer and the owner stating that, to the best of their knowledge and belief, the drainage and surface water drainage will not be changed by the subdivision, or if surface water drainage will be changed, reasonable provision has been made for collection and diversion of such waters into public areas, or drainage which the subdivider has the right to use, and that such surface waters will be planned for in accordance with generally accepted engineering practices so as to reduce the likelihood of damage to adjoining property because of the construction of the subdivision; and
(d) The following notation shall appear on the face of the plat:
THE PROPERTY COVERED BY THIS SUBDIVISION (IS) (IS NOT) LOCATED WITHIN A FLOOD HAZARD AREA (ZONE A), AS DETERMINED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY (PANEL NUMBER, TITLE, AND DATE OF FEMA STUDY). |
(6) The final plat shall be drawn with ink on a stable plastic film.
(B) Detailed information.
(1) Boundary line of proposed subdivisions indicated by solid heavy line and the total acreage encompassed thereby. The plat shall clearly indicate all streets, alleys, blocks, lots, parcels, easements, and rights-of-way. Accurate angular and lineal dimensions shall be shown to describe and/or reproduce any of these features;
(2) Abutting street lines of platted, adjoining subdivisions shown in their correct location by broken (dashed) lines;
(3) The description and location of all subdivision and public land system survey monuments;
(4) A consecutive numbering system for all lots and blocks;
(5) Location and names of all existing or prior platted streets or other public ways, railroads, and utility rights-of-way, parks and other public open spaces, permanent easements, or prior platted lots within and adjacent to the subdivision;
(6) A graphic representation of the minimum setback lines on all lots parcels, and a notation of the distance between such lines and the street line, or lot line;
(7) (a) Pipes or other equivalent physical markers shall be placed at each lot corner. No pipe or rod monument shall be less than one-half of an inch in diameter, standard weight water pipe (inside diameter) or deformed reinforcing rod at least 30 inches long. Iron pipe encased in concrete at least four inches by four inches by 42 inches, or equivalent, markers shall be placed at the beginning and ending of all curves and at all block corners.
(b) All monuments shall be imprinted with the registration number of the surveyor making the survey and shall be described on the plat;
(8) The final plat shall be accompanied by:
(a) All covenants, agreements, and deed restrictions which are to be imposed by the subdivider on future owners of lots within the subdivision once approved;
(b) A notarized certification by owner and by mortgage holder of record, of the adoption of the plat and the dedication of streets and other public areas, and any restrictions as to usage, buildings, occupancy, and the like. See example form in Appendix A;
(c) Certification from the County Clerk that all taxes and special assessments due on the property to be subdivided have been paid in full as required by statutes;
(d) Certification from the Village Treasurer that all special assessments due on the property to be subdivided have been paid in full (not required for subdivision out of village limits);
(e) A report from the Soil and Water Conservation District;
(f) A completed endangered species consultation report form from the State Department of Natural Resources, if required (see § 153.054);
(g) A completed State Historic Preservation Agency review report, if required (see § 153.055);
(h) An erosion and sedimentation control plan showing measures necessary to meet the objectives of this chapter throughout all phases of construction and permanently after completion of development of the site;
(i) The developer’s engineering drawings and specifications for the subdivision; and
(j) The developer’s engineer’s opinion of estimated costs of construction of public improvements.
(9) (a) Performance guarantee and surety shall be on file;
(b) This surety shall be one of the following:
1. Corporate surety bond (as approved by the state’s Insurance Services Office), as approved by Village Attorney;
2. Certification of deposit as approved by Village Attorney; and
3. Irrevocable letter of credit from an insured bank, as approved by Village Attorney.
(c) The amount of the performance guarantee and surety shall be based on the estimated value of the improvements at the time of approval of the subdivision, insuring the village adequate coverage to secure the satisfactory construction, installation, and dedication of the uncompleted portions of the required improvements. The Village Attorney shall approve such performance guarantee only after a recommendation of approval of the amount of the guarantee is received from the Village Engineer;
(d) The amount of the performance guarantee with a guarantee by a corporate surety, a certificate of deposit, irrevocable bank letters of credit, or other forms of bond/surety found acceptable by the Village Attorney shall be 150% of the estimated value of the cost of the proposed public improvements. If construction of the improvements was commenced prior to approval of the subdivision, the developer shall pay a penalty fee as determined by resolution from time to time by the Board of Trustees;
(e) Upon substantial completion of major segments of public improvements with appropriate documentation submitted by the developer’s engineer, and after initial tentative acceptance of the completed improvements by the village, the amount of the performance guarantee may be reduced in stages to reflect the segments completed, but in no case shall the remaining bond be less than 15% of the cost of completing the entire improvements, all upon recommendations by the Village Engineer and the Village Attorney, and approval granted by the Board of Trustees.
(10) A subsidiary drainage plat shall be filed in accordance with the following requirements:
(a) Show topographically and by profile the elevation of the land, prior to the commencement of any change in the elevations, by contours at not greater than a two-foot interval and extending 100 feet beyond the exterior boundaries of the subdivision;
(b) Show proposed changes in the elevations and the flow of the surface from the subdivision using proposed spot elevations, floor elevations, flow arrows, and proposed surface contours; and
(c) Statements to appear on subsidiary drainage plat:
TO THE BEST OF OUR KNOWLEDGE AND BELIEF, PROVISIONS HAVE BEEN MADE FOR THE COLLECTION AND DIVERSION OF SURFACE WATERS INTO PUBLIC AREAS, OR DRAINS WHICH THE SUBDIVIDER HAS THE RIGHT TO USE, AND THAT SUCH SURFACE WATERS ARE PLANNED FOR IN ACCORDANCE WITH GENERALLY ACCEPTED ENGINEERING PRACTICES SO AS TO REDUCE THE LIKELIHOOD OF DAMAGE TO THE ADJOINING PROPERTY BECAUSE OF THE CONSTRUCTION OF SUBDIVISION. ENGINEER’S NAME AND LICENSE NUMBER OWNER’S SIGNATURE OR ATTORNEY |
(11) Approval of the final plat by the State Department of Transportation if the subdivision is located across or adjacent to a state maintained highway;
(12) Approval of the final plat by the County Engineer if the subdivision is located across or adjacent to a county highway; and
(13) Approval of the final plat by the Township Road District if the subdivision involves dedication of new township streets or roadways, unless said roadways are the subject of an annexation agreement with the village.
(Ord. 97-7, passed 7-1-1997, § 4.11.2)