Concept plans shall be drawn to an engineering scale and shall show the conceptual layout of streets, lots, drainage, and the location of major natural features such as lakes and streams. The members of the Subdivision Review Committee shall advise the owner or developer at the preapplication conference whether the concept plan is consistent with the requirements of this chapter, Chapter 350, Zoning, the Comprehensive Plan adopted by the County Board, and all other applicable state, County and local laws and regulations.
A.
General. The developer submitting a preliminary plan shall submit all of the information required by this section in the form specified herein. Failure of the subdivider to provide this information on the form required shall be sufficient grounds for the County to refuse to accept the filing of a preliminary plan or to reject a preliminary plan at any stage of the review and approval process as provided by Article III of this chapter.
B.
Minimum area included in a preliminary plan. A preliminary plan shall
include not less than all contiguous property in common ownership
or unified control.
C.
Required form and content of a preliminary plan and supporting documents.
Plans, drawings, surveys, maps, schematics, and comparable material
shall be submitted in the form and content as specified in Section
1.05 of the Manual of Practice for the Design of Public Improvements
in McLean County.
A.
General. The developer submitting public improvement engineering
plans and specifications shall submit all the information required
by this section in the form specified. Failure of an owner or developer
to provide this information in the form required shall be sufficient
grounds for the County to refuse to accept the filing of the public
improvement engineering plans and specifications, to reject the plans
and specifications at any stage in the review and approval process,
or to reject a final plat depicting lots or outlots served by such
public improvements.
B.
Minimum material submitted. Engineering plans and specifications
shall be submitted for all public improvements proposed in or necessary
to serve lots depicted in an approved preliminary plan or portion
thereof. Such materials shall include, without limitation, plans,
profiles, standard details, and special details drawn in sufficient
detail and supported with sufficient data to make possible a complete
and accurate determination of the extent of compliance or noncompliance
with the Manual to permit construction and installation of the proposed
improvements without additional or supporting engineering data.
A.
General. The owner or developer submitting a final plat shall submit
all information required by this section in the form specified. Failure
of an owner or developer to provide this information in the form required
shall be sufficient grounds for the County to refuse to accept the
filing of a final plat or to reject the final plat in any stage of
the review and approval process.
B.
Area included in a final plat.
(2)
A final plat shall not depict any public improvements or lots served
by, which are to be served by, or which under this chapter require
service by public improvements unless the public improvement engineering
plans and specifications for such public improvements have been submitted,
reviewed and approved.
C.
Required form and content of final subdivision plats and supporting
documents. Final plats, certificates, and comparable material shall
be submitted in the form and content as specified in Section 1.05
of the Manual.
Final development plans for planned unit developments shall
contain the same basic information as required by the public improvement
and engineering plans and specifications but may have design features
unique to the particular project.
A.
Final plat public improvement payment, performance and workmanship
bond.
(1)
Nature of the obligation.
(a)
Any owner, developer or subdivider shall submit a final plat
public improvement payment, performance and workmanship bond obligating
the signer(s) to do each of the following:
(b)
All improvements shall be completed within two years following
the approval of the final plat by the County Board and prior to acceptance
of the improvements for maintenance. In addition, the execution of
the subdivider's final plat public improvement payment, performance
and workmanship bond shall obligate the signer(s) to guarantee the
improvements against faulty materials and workmanship for a period
of two years following acceptance of the improvements for maintenance
by the Township Road Commissioner.
(2)
Penal amount of bond and security.
(a)
Penal amount. The penal amount of the final plat public improvement
payment and performance and workmanship bond shall be the higher of
the following:
[1]
Should the developer start construction prior to submitting
a final plat he shall provide a bond with a surety in an amount equal
to 25% of the estimated cost of the improvements.
[2]
At the time of final platting, a new surety in the amount of
100% of the estimated cost of all uncompleted work plus a warranty
of 15% of the entire cost of the improvements. This amount may be
reduced to 15% of the total estimated cost upon acceptance of the
improvements.
(b)
Surety. The performance and workmanship bond shall be secured
in one of the following ways and in the form specified in Appendix
B:[1]
[1]
Escrow account. The subdivider shall provide to the Director of Building and Zoning an escrow agreement to be held by a local bank or savings and loan association. All withdrawals from such account shall be subject to release by the County Engineer and paid as directed by the County Engineer as the work progresses and is approved by the County Engineer. Upon written acceptance by the appropriate highway authority, an amount equal to 15% of the Engineer's estimate shall be held for a period of two years until released in accordance with § 317-29 of this chapter.
[2]
Irrevocable letter of credit. In lieu of an escrow account, the subdivider shall provide to the Director of Building and Zoning an irrevocable letter of credit from a local bank or savings and loan association in the form and content required by this chapter. The subdivider may, with approval of the County Engineer, reduce the amount of the letter of credit as work progresses by providing a new letter of credit in an amount specified by the County Engineer. Upon completion of the improvements and written acceptance by the appropriate highway authority, the subdivider shall either provide a new letter of credit or an escrow account in an amount equal to 15% of the Engineer's estimate, which shall be held for a period of two years or until released in accordance with § 317-29 of this chapter.
[1]
Editor's Note: Appendix B is included as an attachment to this chapter.
B.
All instruments of security provided shall be reviewed and approved
as to form and content by the State's Attorney.
Record drawings shall meet all requirements of Section 1.16
of the Manual.
