(A) Submission of final plat and supporting materials. In all cases, including minor subdivisions, the subdivider shall cause to be prepared a final plat and supporting documents as required by this chapter. The final plat shall be prepared on a paper or mylar sheet the dimension of which shall not exceed 24 inches by 36 inches and shall be drawn to a scale which is not numerically greater than 100 feet to the inch. The subdivider shall submit the following to the Inspector:
(1) The original of the final plat, including the original and one copy of all supporting materials prepared and submitted in accordance with § 154.18(F).
(2) Two full-size copies of the original plat and eleven additional 11 inches x 17 inches copies. If any part of the property so subdivided is situated outside the corporate limits, two additional full-size copies of the plat shall be provided. If any part of the property so subdivided is within 500 feet of a surface drain or watercourse serving 640 acres or more, two additional full- size copies shall be filed.
(3) The final plat shall be submitted electronically in AutoCAD 2005, or newer version, format. The media for electronic submittal shall be a DVD labeled with the subdivision name, subdivider's name, the words "FINAL PLAT" and date of submission. All drawing elements shall be in proper State Plane Coordinates for inclusion in the GIS system used by the city.
(4) All new waiver requests in writing and presented in the manner required for preliminary plats.
(5) Fees shall be in accordance with schedules established by the City Council and § 154.68. The subdivider shall pay all actual inspection and related review costs of the city, including legal costs and engineering costs related to the subdividing.
(B) Timing.
(1) The Inspector shall schedule the preliminary plat and all new waiver requests for review by the commission and so notify the City Engineer, subdivider, and subdivider's engineer. The Plan Commission shall review the submittal in accordance with the terms and procedures set forth in § 154.16(E) and (F). Within 15 working days, excluding holidays, of receipt of the Commission's recommendation, the City Administrator shall transmit the final plat and supporting material for inclusion on the City Council agenda. The City Council shall accept or reject the final plat within 30 days after the City Council's next regularly scheduled meeting following the date of transmittal for the agenda.
(2) In all cases, the Council shall state the reasons for disapproval of a plat or waiver request. If a plat or waiver request is disapproved, the City Administrator shall furnish to the subdivider in writing a statement setting forth the reason for disapproval and specifying with particularity the aspects of the proposed plat which fail to conform to applicable ordinances including the official map. Such written statement shall be furnished to the subdivider within 14 days, excluding holidays, or of the date of City Council action.
(C) Distribution. The Inspector shall retain the original plat and supporting documents and certificates for recording and one signed copy of the final plat and shall transmit one signed copy of the final plat to the subdivider, and two to the City Engineer. If the property so subdivided is situated outside the corporate limits, the Inspector shall also transmit one signed copy to the County Engineer, if the property so subdivided is situated within 500 feet of a surface drain or watercourse serving a tributary area of 640 acres or more, the Inspector shall forward two signed copies of the final plat to the subdivider's engineer, prior to recording.
(D) Limitations on final plat approval. Approval of the final plat shall have full force and effect for 180 days following approval by the City Council. If the final plat has not been recorded within the time stipulated above, plat approval shall be null and void unless during the 180-day period, the City Council approves a written application for extension of time.
(E) Recording. The City Clerk shall record the final plat and required supporting documents on receipt of the correct recording fee and a certificate substantially in the following form:
STATE OF ILLINOIS )SS
COUNTY OF DOUGLAS )
CERTIFICATE OF COUNTY CLERK
I, THE UNDERSIGNED, COUNTY CLERK OF DOUGLAS COUNTY, ILLINOIS, DO HEREBY CERTIFY THAT I FIND NO DELINQUENT GENERAL TAXES, UNPAID CURRENT GENERAL TAXES, DELINQUENT SPECIAL ASSESSMENTS OR UNPAID CURRENT SPECIAL ASSESSMENTS AGAINST THE TRACT OF LAND DESCRIBED AS FOLLOWS:
DATED THIS DAY OF , 20 .
, COUNTY CLERK
DOUGLAS COUNTY, ILLINOIS
The County Clerk's certificate must be correct on the date of recording. Required fees and certificates shall be filed with the City Clerk at least three working days prior to the desired recording date. The Superintendent shall retain the original final plat and required documents until the date of recording.
(F) Requirements for final plats; supporting materials.
(1) The final plat shall show reasonable conformity to the approved preliminary plat.
(2) The final plat shall be prepared in accordance with these regulations and unless otherwise provided, shall show on its face the following information:
(a) Subdivision name.
(b) A north arrow, graphic scale, and date of preparation.
(c) The location and position of the subdivision indicated in each of the following ways:
1. By quarter section, section, township, range, county, and state;
2. By distances and bearings from the astronomic or assumed north with reference to a corner or corners established in the United States Public Land Survey System; and
3. By a written legal description of the exterior boundaries of the subdivision.
(d) The description and location of all survey monuments,
(e) Survey data sufficient to reproduce any line or reestablish any monument in the subdivision.
(f) All highways, streets, alleys, blocks, lots, parcels, public grounds, easements, and rights-of-way.
(g) The length of boundary lines of all streets, alleys, blocks, lots, parcels, public grounds, easements, and rights-of-way, and information sufficient to derive the length of these lines by simple calculation. Where a boundary line is the arc of a circle, the radius and the length of the arc shall be shown. All dimensions shall be shown to hundredths of a foot, except in the case of riparian boundaries which may be shown with less precision.
(h) The width of all rights-of-way and easements.
(i) All lots, consecutively numbered.
(j) The following notation: A part of the property covered by this plat is (is not) situated within 500 feet of a surface drain or watercourse serving a tributary area of 640 acres or more.
(k) The following notation:
The property subdivided is (is not) within the corporate limits of the city or within 1.5 miles of the corporate limits of the city.
(l) Names and signatures of owner, subdivider, and Illinois licensed land surveyor.
(m) Conditions or restrictions imposed by the City Council in approving waiver requests or carrying out the intent of these regulations, if directed that they be shown on the final plat or in supporting documents.
(n) An owner's declaration stating that the owner of the land described in the attached plat is the sole owner of the land and has caused same to be surveyed. The owner's declaration shall contain dedications to the public and shall be dated and signed by the owner or duly authorized attorney and notarized. The owner's certificate may be shown on the face of the plat or attached thereto.
(o) The Surveyors's Certificate prepared in accordance with Section 1270.56, Minimum Standards of Practice, as amended and as may hereafter be amended, including the surveyor's seal and statement that all monuments are set as shown. The Surveyor's Certificate shall be on the face of the plat or attached thereto.
(p) The following City Council signature block:
APPROVED:
The City Council of the City of Tuscola, Illinois in accordance with No. .
Date By
Mayor
ATTEST
City Clerk
(4) A letter from the City Engineer stating the improvements constructed by the subdivider have been completed, evidence of inspection in accordance with § 154.20 has been received, the improvements have been approved in accordance with § 154.21 and a maintenance bond is on file in accordance with § 154.23. Final plats shall not be approved until all improvements have been constructed, inspected and approved by the City Engineer and a maintenance bond has been filed thereon.
(5) A study or studies which shall show topographically and by profile the elevation of the land prior to the commencement of any change in elevations as a part of any phase of subdividing, and additionally, if it is contemplated that such elevations, or the flow of surface water from such land, will be changed as a result of any portion of such subdivision development, then such study or studies shall also show such proposed changes in the elevations and the flow of surface water from such land. The topographical and profile studies to be submitted with the subdivision plat must have on their face the signed statement of a registered professional engineer, and the owner of the land or his duly authorized attorney, to the effect that to the best of their knowledge and belief the drainage of surface waters will not be changed by the construction of such subdivision or any part thereof, or, that if such surface water drainage will be changed, reasonable provision has been made for collection and diversion of such surface waters into public areas, or drains which the subdivider has a 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 the adjoining property because of the construction of the subdivision.
(6) Any approval of the plat by the Illinois Department of Transportation, local highway authority, or local health department if required under ILCS Ch. 765, Act 205, § 2.
(Ord. 81-0-19, passed 5-11-81; Am. Ord. 2011-O-4, passed 3-14-11)