The following information describing the existing conditions
and the proposed development shall be provided at the time of the
preliminary consultation:
A.
Data on existing covenants; land characteristics, such as natural
drainage, swamp areas, wooded areas and ridges; available soil survey
report of the area; available community facilities and utilities;
information describing the subdivision proposal, such as the number
of residential lots, typical lot width and depth; business areas,
school sites, playgrounds, park and other public areas; tree planting,
proposed protective covenants; proposed utilities and street improvements;
and proposed facilities for maintenance of public areas other than
streets.
B.
A map or freehand sketch of the general location, showing the relationship
of the proposed subdivision to existing community facilities which
serve or influence it; include the proposed subdivision name and location,
title, scale, North arrow and date; other features such as main traffic
arteries and public transportation lines; parks and playgrounds; principal
places of employment; other community features such as railroad stations,
airports, hospitals and churches.
C.
A sketch plan showing in simple sketch form the proposed layout of streets, lots, and other features in relation to existing conditions in Subsection A above. The sketch plan may be a freehand pencil sketch made directly on a print of the topographic survey, but in any case, topography should be indicated with a contour interval not greater than 20 feet.
[Amended 3-11-1997 by Ord. No. 97-03-222[1]]
A.
The preliminary plat shall be drawn with waterproof, nonfading black
ink, or legibly drawn with pencil on tracing cloth or equal material
of good quality, at a scale of not less than 100 feet to one inch,
except that a subdivision of 200 acres or more may be drawn at a scale
of 200 feet to one inch, and shall show correctly on its face:
(1)
Date, scale, and North arrow.
(2)
The proposed subdivision name, which shall not duplicate the name
of any plat previously recorded in Stephenson County.
(3)
The name and address of the owner, subdivider, and engineer or surveyor
preparing the plat.
(4)
Location of the subdivision by government lot, section, township,
range and county.
(5)
A small-scale drawing of the section or government subdivision of
the section in which the subdivision lies, with the location of the
subdivision indicated thereon.
(6)
The exact length and bearing of the exterior boundaries of the subdivision
with reference to a United States Land Survey corner. (Distances shall
be to 1/100 of one foot and angles shall be to 1/2 minute. If considered
necessary, the Plat Officer may require the surveyor to submit his
calculations and a photocopy of field notes.)
(7)
Location and names of adjacent subdivisions and the owners of adjoining
parcels of unsubdivided land.
(8)
Zoning on and contiguous to the subdivision.
(9)
Location, widths, type of construction, and names of all existing
and platted streets, alleys, or other public ways and easements, railroad
and utility rights-of-way, parks, cemeteries, watercourses, drainage
ditches, swamps, low areas subject to flooding, permanent buildings,
bridges, and other pertinent data as determined by the Plat Officer
on the land to be subdivided, and within 300 feet of the proposed
subdivision, or property owned or controlled by the subdivider and
anticipated to be used for future development.
(10)
The water elevation of adjoining lakes or streams at the date
of survey, and the approximate high and low water elevations of such
lakes or streams. All elevations shall be referred to USGS datum.
(11)
If the subdivision borders a lake or stream, the distances and
bearings of a meander line established not less than 20 feet back
from the ordinary highway mark of the lake or stream.
(12)
Layout, width, and approximate grades and typical cross-sections
of all new streets and rights-of-way, such as alleys, highways, easements
for sewers, water mains, drainageways, and other public utilities.
(13)
Direction, size of, and distance to nearest water, sanitary,
and storm sewer mains.
(14)
Dimensions and areas of lots.
(15)
Building lines, providing a setback so no building is closer
to the right-of-way of an existing or proposed public highway than
1/2 the width of said highway. The setback building line on marginal
access roads shall be 1/2 the total width of the main highway plus
the marginal access road.
(16)
Approximate radii of all curves and length of tangents.
(17)
Approximate location and area of property proposed to be dedicated
for public use, or to be reserved by deed covenant for use of all
property owners in the subdivision with the conditions, if any, of
such dedication or reservation.
(18)
Contours at vertical intervals of not more than five feet with
reference to USGS datum, or at more frequent intervals when, in the
opinion of the Plat Officer, the area requires contours of more frequent
intervals.
(19)
Where the sanitary sewage facilities are proposed to be provided
by individual septic systems, soil borings shall be made on the property
and a report on those boring prepared by a qualified person. Soil
investigations shall be conducted according to 77 Ill. Admin. Code
905.55(a)(1). Persons conducting the soil investigation shall be qualified
according to 77 Ill. Admin. Code 905.55(a)(2).
B.
Construction plans, as required Article VII of this chapter shall be furnished with the preliminary plat when, in the opinion of the Plat Officer, the proper review of the subdivision requires detailed constructions plans. If only a portion of the plan is to be improved and submitted for final plat approval, construction plans and specifications need be prepared for such portion only. However, the entire area of the proposed subdivision, as well as any additional area necessary to proper design of facilities, shall be the basis for design, and so indicated.
[Amended 6-12-1984 by Ord. No. 84-5; 6-12-1984 by Ord. No. 84-53]
A.
Upon completion of all improvements, or the posting of cash, negotiable
securities, or surety bond as required by this chapter, the subdivider
shall submit to the Plat Officer, within 12 months of approval of
the preliminary plat, five copies of the final plat. The Plan Commission
may waive failure of the subdivider to comply with the submission
of the final plat within the 12 months if the delay has been caused
by failure to complete the subdivision improvements required to comply
with the prerequisite steps prior to filing the final plat, or there
is mutual agreement between the subdivider and the Plan Commission
to extend this time period.[1]
B.
The Plat Officer shall forward two copies of the final plat to the
Superintendent of Highways for review. If found satisfactory, he will
sign and return one copy of the final plat to the Plat Officer.
C.
The Plat Officer shall review the final plat to assure conformity (1) with the preliminary plat as approved by the Plan Commission; (2) with the provisions of all pertinent laws, rules, regulations; and particularly (3) with the technical requirements of Article VI of this chapter. If found satisfactory, approval of the final plat shall be noted on the plat by a certificate signed by the Plat Officer. Where the plat has been found not to conform to the above, notice of the reasons for nonconformity shall be given the subdivider by the Plat Officer within 30 days.[2]
D.
The subdivider shall have the final plat recorded with the County
Recorder of Deeds within 60 days after final approval by the County
Board. If not recorded within this time, the approval shall be null
and void.
E.
General requirements. All final plats shall be legibly prepared in
the following manner:
(1)
With waterproof, nonfading, black ink on tracing cloth, or equal
material, measuring 20 inches by 36 inches or multiples thereof. When
more than one sheet is used for any plat, each sheet shall be numbered
consecutively and shall contain a notation giving the total number
of sheets in the plat, and showing the relation of that sheet to the
other sheets.
(2)
With a scale of 100 feet to one inch; except where more than one
sheet is necessary, a small-scale key drawing of the entire subdivision,
showing the portions of the subdivision appearing on respective sheets,
shall appear on the first sheet.
F.
Map and engineering information. The final plat shall show clearly
on its face:
(1)
All monuments erected, corners and other points established in the
field in the proper places. The material of which monuments, corners,
or other points is made shall be noted at the representation thereof,
or by legend.
(2)
The exact length and bearing or angles of the exterior boundary lines
of the lands surveyed and divided, and all blocks, public grounds,
streets and alleys, and all lot lines, except that when the lines
in any tier of lots are parallel, it shall be sufficient to mark the
bearings or angles of the outer lines on one tier thereof. Easements
shall be shown by center line and width when lines are parallel to
a boundary; otherwise, boundary bearings or angles and distances shall
be shown.
(3)
All blocks and lots numbered, and the numbering, where possible,
shall follow the numbering on the preliminary plat.
(4)
The exact width of all easements, streets and alleys.
(5)
All lake or stream shore meander lines established by the surveyor in accordance with § 355-16A(10) and (11) of this article, the distances and bearings thereof, and the distance between the point of intersection of such meander lines with lot lines and the ordinary high water mark.
(6)
A North point properly located thereon.
(7)
The number of degrees and minutes (to the 1/2 minute) in all exterior
boundary and block angles. When such angles are between a curve and
its tangent, the angle shown shall be that between the tangent and
the main chord of the curve. When between curves of different radii,
the angle between the main chords shall be shown.
G.
Name, location and position. The name of the subdivision shall be
shown thereon in prominent letters, and shall not be a duplicate of
the name of any subdivision previously recorded in Stephenson County.
The following information relating to the position and location of
the subdivision shall be shown on the plat:[3]
(1)
The location of the subdivision by government lot, section, township,
range, and county.
(2)
The exact location of the subdivision indicated by distances and
bearings or angles with reference to a corner or corners of a section
or half-section.
(3)
A small drawing of the section or government subdivision of the section
in which the subdivision lies, with the location of the subdivision
indicated thereon. The drawing shall be oriented on the sheet in the
same direction as the main drawing.
(4)
Abutting state highway lines and streets of adjoining plats shown
in their proper location. The width and names of these streets and
highways shall also be given.
H.
Site conditions and topography.
(1)
All existing buildings.
(2)
All watercourses, drainage ditches, and other existing features pertinent
to proper subdivision.
(3)
The water elevation of adjoining lakes or streams at the date of
the survey, and the approximate high and low water elevations of such
lakes or streams. All elevations shall be referred to USGS datum.
I.
Certificates to accompany plat. To entitle a final plat to be recorded,
such certificates as are required by law shall be lettered or printed
on the final plat. Appendix II to this chapter contains examples of
the various certificates.[4] Applicable certificates may be used as they appear in
the Appendix.
[4]
Editor's Note: Appendix II is included at the end of this chapter.
