The preliminary plat is a detailed set of drawings and supporting material which will enable the Village to make an informed decision as to the merits of the proposed subdivision. Preliminary approval of the subdivision can be obtained at this stage, in reliance upon which the subdivider can prepare his final engineering drawings and the final plat. The preliminary plat should be prepared in general conformance with the approved sketch plan, if submitted.
A. Procedure: Filing of the preliminary plat, notice to owners and disclosure of interest.
1. The subdivider shall file the application for a preliminary plat with the Village Board of Trustees along with twenty (20) copies of all required maps, illustrations, drawings, reports and studies, and required filing fees. The Village Board of Trustees shall by motion refer the application to the Plan Commission for its consideration, study, and recommendation.
2. A notice of each application for preliminary plat approval shall be given by the petitioner by registered or certified first class mail, at least fifteen (15) days before the date of the Plan Commission meeting at which it will be considered, to the owners of record of all parcels of land to a depth of three (3) separate owners but not to exceed within one thousand three hundred twenty feet (1,320') from the perimeter of the proposed subdivision; provided, however, that nothing herein shall require a subdivider to give notice to the owners of land, which is located outside the Village.
3. If the applicant is a corporation, the application shall indicate on its face the names of all directors and corporate officers of the corporation and also the names of all shareholders who own individually five percent (5%) or more of the outstanding stock of the corporation.
4. If the applicant is a general partnership, the application shall contain a list of all the general partners who own a five percent (5%) or greater interest in the partnership.
5. If the applicant is a limited partnership, the application shall contain a list of all the names of general partners and of all limited partners having a five percent (5%) or greater interest in the partnership.
6. If the applicant is a land trust or any other trust, the application shall contain the names and addresses of all beneficiaries of the trust together with their respective interests in the trusts.
B. Action By The Plan Commission:
1. The Plan Commission shall study the merits of the preliminary plat for a reasonable period of time. This review may be continued to subsequent meetings of the Plan Commission. The Plan Commission shall approve or disapprove the application for preliminary approval within ninety (90) days, or such longer time permitted by statute, from the date of the application or the filing by the subdivider of the last item of required supporting data, whichever date is later, unless such time is extended by mutual consent. If such plat is disapproved, then within said ninety (90) days the Plan Commission shall furnish to the subdivider in a written statement setting forth the reasons for disapproval and specifying with particularity the aspects in which the proposed plat fails to conform to the ordinances.
2. The Plan Commission shall forward all information filed by the subdivider to the Village Planner and Village Engineer for their review, comment, and recommendation.
3. If a zoning change or variance is requested by the subdivider, the Zoning Board of Appeals shall conduct a public hearing on such application, in conformance with the provisions of the Zoning Title.
4. The Plan Commission shall submit its recommendation in writing to the Planning, Zoning, and Plats Committee indicating approval of the application, approval subject to additional conditions and modifications, or denial of the application. This recommendation shall specify the reasons for the recommendations of the Plan Commission. A copy of such recommendation, which may include the recommendations of the Village Planner and Village Engineer, shall be sent to the subdivider.
C. Action By The Planning, Zoning, And Plats Committee:
1. After meeting with the Plan Commission, the subdivider shall contact the chairman of the Planning, Zoning, and Plats Committee to arrange a meeting date.
2. If any changes to the initially submitted preliminary plat have been made, the subdivider shall submit seven (7) copies of the revised preliminary plat to the Village at least five (5) working days before the meeting date.
3. The subdivider shall meet with the Committee to discuss the preliminary plat, the recommendations of the Plan Commission, the Village Planner, and the Village Engineer. The Committee may request additional information for the proper consideration of the proposed subdivision.
4. The Committee shall report its findings and recommendations to the Village Board.
D. Action By The Village Board Of Trustees: The Village Board of Trustees, within a reasonable period of time, after receipt of the recommendations of the Plan Commission and the Planning, Zoning and Plats Committee, shall approve the preliminary plat, approve it subject to conditions and modifications, deny it, or refer the application back to the Plan Commission for further consideration and study. If such plat is approved by the Plan Commission, the Village Board shall accept or reject the plat within thirty (30) days after its next regularly scheduled meeting following the action of the Plan Commission. Preliminary approval shall not qualify a plat for recording.
1. Approval of the preliminary plat constitutes approval of the layout of the streets, lots, blocks, and land uses, and authorizes the subdivider to prepare the detailed engineering drawings and final plat.
2. If the Village Board of Trustees approves the preliminary plat subject to conditions and modifications, such approval shall be valid only when the subdivider files with the Village Board of Trustees written consent to such conditions and modifications.
E. Filing Requirements: If the preliminary plat is approved or approved with conditions:
1. Original Plat Endorsement: The original plat and one print or copy of the plat shall be endorsed by the Plan Commission as follows:
The proposed plan of subdivision as shown on this plat has received preliminary approval by the Plan Commission of the Village of Wadsworth and the Plan Commission is now ready to receive the final plat for consideration.
Dated ___________
PLAN COMMISSION OF THE VILLAGE OF WADSWORTH
By: ________________________
(Chairman)
2. Application For Final Approval: Application for final approval of a plat shall be made not later than one year after preliminary approval has been granted. This application must be accompanied by such drawings, specifications, and letter of credit or other approved surety as may be necessary to demonstrate compliance with all requirements of the applicable Village ordinances. If the final plat of subdivision and all other required documents and/or plans are not filed in acceptable form with the Village Clerk in accordance with this Title and the conditions of the preliminary plat approval within twelve (12) months of preliminary plat approval, the preliminary plat approval shall be void. Any further consideration of the proposed subdivision shall require a new application and another review for preliminary approval by both the Plan Commission and the Village Board of Trustees; provided, however, that the Village Board, upon good cause shown, may extend the period for obtaining final plat approval in six (6) month increments but not to exceed twelve (12) months in the aggregate.
F. Required Information And Documents In The Preliminary Plat:
1. Information: The preliminary plat shall include maps, plans, drawings and supporting material as follows:
a. The final draft of the preliminary plat shall be a boundary line closure with the exact dimensions of all lines and angles shown, prepared by an Illinois registered land surveyor.
b. All plats, plans, and maps shall be drawn on a tracing medium in a manner that's clear and can be readily reproduced.
c. All plats, plans, and maps shall be drawn at a scale of one inch equals one hundred feet (1" = 100') or such other scale as may be approved by the Village Engineer. Other drawings shall be at a scale suitable to the information shown thereon.
d. All plats, plans, and maps shall show the pertinent information for the subject property and the surrounding area within two hundred feet (200').
e. The required plats, plans, and maps are listed separately herein. The subdivider may combine one or more of the required plats, plans, and maps; provided, that no required information is omitted or obscured by the process and the resulting documentation is clear and readily reviewable.
f. Other Information: An indication of the ownership, and existing and proposed use of any parcels identified as "excepted" on the preliminary plat. If the subdivider owns any parcel so identified as "excepted", the preliminary plat shall indicate how this property could be developed in accordance with the requirements of the existing zoning and with an acceptable relationship to the layout of the proposed preliminary plat.
g. All other reasonably necessary information shall be shown in a report.
2. Maps, Plans And Plats: The preliminary plat shall include:
a. A complete application on forms provided by the Village or such other equivalent format.
b. A survey (plan) prepared by a registered Illinois land surveyor showing property lines, right-of-way lines, easements, street names, buildings and other structures, and a legal description of the property.
c. A topographic survey (map) based on USGS datum showing contour lines at an interval not greater than one foot (1') unless otherwise approved by the Village Engineer showing: drainage courses, watershed divides, lakes, ponds, wetlands (mapped to standards acceptable to the U.S. Army Corps of Engineers), springs, other ground water sources, flood plains, a list of the sources used to prepare the map, and a project bench mark. For the land that slopes less than two percent (2%): spot elevations shall be shown at all breaks in grade, along all waterways or swales, and at selected points not more than one hundred feet (100') apart in all directions. For land that slopes two percent (2%) or more: contours with an interval of not more than one foot (1') shall be provided. Elevations shall be based on United States geological survey datum. In areas of steep slopes, the Village Engineer may waive the requirements for one foot (1') contours.
d. A plan of all existing engineering improvements showing all of the information required for the topographic map, above, and all existing improvements including roads and streets, detention facilities, drainage structures including the length, size, material and inverts for all storm and sanitary sewers, and farm tiles, man holes, catchbasins, wells, water mains, waste disposal systems, fire hydrants including dry hydrants, other utilities, and the proposals of any governmental agencies to rebuild, repair or replace any existing improvements.
e. A soils map conforming to the criteria of the Lake County Health Department.
f. A tree survey map conforming to the requirements of the Wadsworth Landscape Ordinance or, in the absence of such an ordinance, such other ordinance or standard as the Village Board shall approve.
g. A natural resources inventory map showing the extent of resources to be protected under the regulations of Section 10-5-3 of this Code.
h. Site capacity calculations.
i. A Natural Resource Opinion by the Lake County Soil and Water Conservation District.
j. A drawing showing the subject property in relation to Village boundaries, the boundaries of other municipalities, school districts, library districts, fire protection districts, other taxing districts, and the boundaries of all zoning districts for a distance of at least one thousand feet (1,000').
k. Proof of ownership acceptable to the Village Attorney.
l. A proposed preliminary plat or in the case of a planned unit development a general development plan showing the following:
(1) The location, width, and designation by type of all streets.
(2) All parcels and lots showing the area, net buildable area, dimensions, building setback lines, easements, proposed use and number of dwelling units.
m. An engineering improvements plan showing the following:
(1) The location, width, and center-line dimensions of all street improvements and typical cross sections of each type of street.
(2) The location, size, and invert elevations of all proposed culverts, storm sewers, or sanitary sewers.
(3) The location and size of any proposed water mains.
(4) The location and gradient of all existing and proposed drainage facilities.
(5) The location, size, and depth of any detention facilities including the normal pool, invert elevations and size and type of control structure.
(6) The location of any dry fire hydrants.
(7) All easements, labeled as to function.
(8) A tabular summary showing the area of the site, the area of all dedicated roads and streets, the area of all school park and recreation facilities, the area of all drainage facilities, flood plain areas, the net lot area, the lineal feet of streets and the number of lots.
n. A Preliminary Resource Protection Plan conforming the requirements of the Wadsworth Zoning Title.
o. A Preliminary Landscape Plan conforming to the requirements of the Wadsworth Landscape Ordinance or in the absence of such an ordinance, such other ordinance or standard as the Village Board shall approve.
p. A Comprehensive Drainage Plan conforming to the requirements of this Title and the Lake County Watershed Development Ordinance. A copy of the complete submission to the LCSMC along with all correspondence shall be submitted to the Village Engineer.
q. Draft Covenants and Bylaws of a homeowners association in which each lot owner shall automatically be a voting member, with one vote per lot.
r. A preliminary planning and engineering report containing the following information where appropriate: a tabular summary of the project, phasing schedule, the method of extending any off-site utilities, a table of compliance with all school, park, library, fire protection and any other contributions, construction access, the test, tables, calculations and page size exhibits of the submissions to LCSMC, the report of the engineer responsible for the mapping of wetlands and the reports of any other consultants whose findings were relied upon in the preparation of the preliminary plat or General Development Plan.
s. A preliminary estimate by a registered professional engineer of the total cost of construction or installation of all improvements including the cost of landscaping and the cost of all reviews and inspections.
t. Prior to approval of the preliminary plat by the Plan Commission the applicant shall furnish the following items:
(1) A revised preliminary plat if revisions are required for approval.
(2) Letters or other suitable indications of preliminary approval by the outside reviewing agencies including the following, where applicable:
(A) Lake County Division of Transportation.
(B) Lake County Health Department.
(C) Illinois Department of Transportation.
(D) Lake County Stormwater Management.
(E) U.S. Army Corps of Engineers.
(3) Letters or other reports recommending preliminary approval from the following:
(A) Village Planner.
(B) Village Engineer.
(C) Village Attorney.
(D) Village Clerk as to payment of fees. (Ord. 96-445, 7-2-1996)